1409 Stocker Ave · Flint, MI 48503

$49,999

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 9 Days on market

Built 1923 5,227 sqft lot Est $42k · 20% over ↓ 28% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1923

Property features AI

Exterior

• Parking: Detached 1-car garage with garage door opener; garage faces front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Aluminum siding
• Construction: Asphalt roof
• Exterior features: Paved road access; 50 x 100 lot (0.12 acres)

Interior

• Kitchen: Dishwasher; Double oven; Range hood
• Bedrooms: 3 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Partially finished basement; Basement present
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 17.1% vs local median 11.5% in Flint — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Flint School District (urban): math 7% / reading 13% proficiency, ranked #714 of 760 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,999

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.09% ✓
• Cap rate: 17.08%
• Cash-on-cash: 38.51%
• DSCR: 2.71
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $41,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Clancy Ave	0.25mi	2/1.0	1,009 (+2%)	3mo	$36,000	$36	82
3018 Fielding St	0.32mi	3/1.0 (+1)	993 (+0%)	1mo	$21,000	$21	79
3801 Augusta St	0.37mi	2/1.0	949 (-4%)	3mo	$63,000	$66	74
2621 Swayze St	0.41mi	2/1.0	1,043 (+5%)	3mo	$76,950	$74	69
3205 Clairmont St	0.16mi	3/1.0 (+1)	888 (-10%)	3mo	$42,000	$47	68
2729 Chicago Blvd	0.33mi	3/1.0 (+1)	895 (-10%)	2mo	$88,000	$98	62
2810 Gibson St	0.37mi	3/1.0 (+1)	892 (-10%)	1mo	$15,500	$17	61
924 Hammond Ave	0.52mi	3/1.0 (+1)	948 (-4%)	5mo	$51,000	$54	59
2429 Brown St	0.61mi	2/1.0	933 (-6%)	4mo	$8,500	$9	59
1555 Bradley Ave	0.45mi	3/1.0 (+1)	1,107 (+12%)	3mo	$45,000	$41	52
3722 Larchmont St	0.37mi	3/1.0 (+1)	1,128 (+14%)	4mo	$47,000	$42	52
874 Tacken St	0.70mi	3/1.0 (+1)	1,126 (+14%)	3mo	$30,000	$27	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.86×
• Total profit: $26,083
• Equity at exit: $7,455

10-year hold

• IRR: 49.2%
• Equity multiple: 7.06×
• Total profit: $84,887
• Equity at exit: $4,323

Cash invested: $14,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$262
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $449

Break-even live

Break-even rent $478

Max offer price $49,999

Occupancy floor 52%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.28mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.41mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.51mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.53mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.81mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.83mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.87mi

Listing history 14 events

1. 2026-05-18
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

2. 2026-05-18
   status Pending

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

3. 2026-05-12
   status Active 480-char remark

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

4. 2026-05-12
   status Active

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

5. 2026-05-09
   status Pending
6. 2026-05-07
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

7. 2026-05-07
   status Pending

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

8. 2026-05-07
   historical

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

9. 2026-04-28
   listed $49,999 Active 480-char remark

   Show marketing remark (480 chars)

   Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

10. 2026-04-28
    listed $49,999 Active

    Show marketing remark (480 chars)

    Discover the charm and character of a bygone era at 1409 Stocker Ave. Built in 1923, this single-family residence offers a unique opportunity to embrace a home with history and timeless appeal. This inviting residence features two well-proportioned bedrooms, providing comfortable and private spaces for rest and rejuvenation. Fresh paint and carpeting this home is turn key. Garage features additional storage as well as the unfinished basement area. Come make this one your own.

11. 2008-01-30
    historical
12. 2008-01-30
    historical
13. 2006-08-28
    listed $69,500
14. 2006-08-28
    listed $69,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,136 · $95/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,562
• − Mortgage interest: −$2,801
• − Property taxes: −$1,136
• − Insurance: −$250
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$1,455
• Taxable income: $4,911
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,213/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Flint School District
• NCES district ID: 2614520
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 13% ▲ 3.00%
• Median HH income: $25,954
• Composite: 10.97/100
• National rank: #14642
• State rank: #714 of 760 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flint, MI
• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• Metro: Flint, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-28.1% since first listed

14 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-12 Relisted — REALCOMP
• 2026-05-09 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Listing Removed — REALCOMP
• 2026-04-28 Listed $49,999 REALCOMP
• 2026-04-28 Listed $49,999 MiRealSource-MiMLS
• 2008-01-30 Listing Removed — REALCOMP
• 2008-01-30 Listing Removed — MiRealSource-MiMLS
• 2006-08-28 Listed $69,500 REALCOMP
• 2006-08-28 Listed $69,500 MiRealSource-MiMLS

Property tax history

+2.3%/yr

Latest (2025): $1,136 · +1.7% YoY. Source: county tax records.