1717 Wolcott St · Flint, MI 48504

$71,000

2 bd · 1.5 ba · 672 sqft · SingleFamily public records · 65 Days on market

Built 1926 4,792 sqft lot

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FREE tacos for the buyer at closing! Welcome to this beautifully updated 2-bed, 1 bath bungalow, ideally situated in a quiet neighborhood near Kettering University. This inviting home features an enclosed porch, a detached garage, and two vacant lots on the west side of the home that are included in the sale and can be easily combined. Recent updates completed in 2024 include a new roof (installed late 2024), fresh carpet and flooring, stylish kitchen cabinets & countertops, modern tub surround, and fresh interior paint on walls & ceilings. Whether you're looking to expand your investment portfolio or settle into your new home, this property is a fantastic opportunity. Call today to schedule a showing and see the charm for yourself!

Key facts

• Two vacant lots
• Enclosed porch
• Fresh carpet

Tags

• ENCLOSED PORCH
• DETACHED GARAGE
• TWO VACANT LOTS
• NEW ROOF
• FRESH CARPET
• STYLISH KITCHEN CABINETS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 50 x 100 (0.11 acre); Subdivision: MODERN HOUSING CORPORATION ADD NO 5; Cross streets near Flushing Rd and Dupont St

Interior

• Kitchen: Free‑standing electric oven; Free‑standing refrigerator; Dishwasher
• Bedrooms: Total of 3 rooms (includes all living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Electric water heater; Full unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $71k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Holmes Stem Middle School Academy (math 10% / reading 30%, grade F, #420 of 493 statewide, top 86%, 324 students, 90% FRL).
• Market conditions: 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; 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 $491 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 + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 25y 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.
• Current owner paid $49k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $34,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Stevenson St	0.07mi	2/1.0	672 (0%)	6mo	$34,900	$52	90
1901 Berkley St	0.10mi	2/1.0	720 (+7%)	8mo	$30,500	$42	75
2209 Raskob St	0.24mi	2/1.0	720 (+7%)	5mo	$21,000	$29	70
2515 Bagley St	0.54mi	2/1.0	672 (0%)	9mo	$25,000	$37	65
1802 Mackin Rd	0.15mi	2/1.0	768 (+14%)	6mo	$8,000	$10	63
2020 Cartier St	0.64mi	2/1.0	689 (+2%)	12mo	$31,000	$45	54
2425 Clement St	0.51mi	2/1.0	731 (+9%)	7mo	$7,600	$10	54
2513 Tiffin St	0.56mi	2/1.0	768 (+14%)	0mo	$65,000	$85	48
2531 Paducah St	0.62mi	2/1.0	720 (+7%)	14mo	$61,250	$85	46
616 Saint Clair Ave	0.74mi	2/1.0	720 (+7%)	10mo	$57,500	$80	44
2540 Altoona St	0.72mi	2/1.0	768 (+14%)	3mo	$50,000	$65	38
2556 Altoona St	0.75mi	2/1.0	768 (+14%)	8mo	$60,000	$78	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $5,826
• Equity at exit: $10,586

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $27,413
• Equity at exit: $6,139

Cash invested: $19,880 (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 48504

• Active inventory: 132
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $272

Break-even live

Break-even rent $608

Max offer price $71,000

Occupancy floor 66%

Sensitivity live

Price	-10% $312	-5% $292	+0% $272	+5% $252	+10% $232
Rent	-10% $197	-5% $234	+0% $272	+5% $310	+10% $347
Rate	-1.0pp $308	-0.5pp $290	base $272	+0.5pp $254	+1.0pp $235

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	22d	1	0.96mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	26d	1	0.97mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	15d	1	1.03mi

Listing history 50 events

1. 2026-06-21
   days on market $71,000 Active 65 DOM
2. 2026-06-18
   days on market $71,000 Active 62 DOM
3. 2026-06-17
   days on market $71,000 Active 61 DOM
4. 2026-06-16
   days on market $71,000 Active 60 DOM
5. 2026-06-15
   days on market $71,000 Active 59 DOM
6. 2026-06-14
   days on market $71,000 Active 57 DOM
7. 2026-06-13
   days on market $71,000 Active 56 DOM
8. 2026-06-10
   days on market $71,000 Active 54 DOM
9. 2026-06-09
   days on market $71,000 Active 53 DOM
10. 2026-06-08
    days on market $71,000 Active 52 DOM
11. 2026-06-07
    days on market $71,000 Active 51 DOM
12. 2026-06-05
    days on market $71,000 Active 48 DOM
13. 2026-06-03
    days on market $71,000 Active 47 DOM
14. 2026-06-02
    days on market $71,000 Active 46 DOM
15. 2026-06-01
    days on market $71,000 Active 45 DOM
16. 2026-05-31
    days on market $71,000 Active 44 DOM
17. 2026-05-30
    days on market $71,000 Active 43 DOM
18. 2026-05-05
    status Active
19. 2026-05-04
    historical
20. 2026-04-17
    listed $71,000 Active

    Show marketing remark (754 chars)

    FREE tacos for the buyer at closing! Welcome to this beautifully updated 2-bed, 1 bath bungalow, ideally situated in a quiet neighborhood near Kettering University. This inviting home features an enclosed porch, a detached garage, and two vacant lots on the west side of the home that are included in the sale and can be easily combined. Recent updates completed in 2024 include a new roof (installed late 2024), fresh carpet and flooring, stylish kitchen cabinets & countertops, modern tub surround, and fresh interior paint on walls & ceilings. Whether you're looking to expand your investment portfolio or settle into your new home, this property is a fantastic opportunity. Call today to schedule a showing and see the charm for yourself!

21. 2026-04-17
    listed $71,000 Active 754-char remark

    Show marketing remark (754 chars)

    FREE tacos for the buyer at closing! Welcome to this beautifully updated 2-bed, 1 bath bungalow, ideally situated in a quiet neighborhood near Kettering University. This inviting home features an enclosed porch, a detached garage, and two vacant lots on the west side of the home that are included in the sale and can be easily combined. Recent updates completed in 2024 include a new roof (installed late 2024), fresh carpet and flooring, stylish kitchen cabinets & countertops, modern tub surround, and fresh interior paint on walls & ceilings. Whether you're looking to expand your investment portfolio or settle into your new home, this property is a fantastic opportunity. Call today to schedule a showing and see the charm for yourself!

22. 2026-04-11
    historical
23. 2026-04-11
    historical
24. 2025-12-06
    price $71,000
25. 2025-12-06
    price $71,000
26. 2025-10-27
    price $72,000
27. 2025-10-26
    price $72,000
28. 2025-09-11
    price $73,000
29. 2025-09-11
    price $73,000
30. 2025-09-09
    historical
31. 2025-09-09
    historical
32. 2025-07-22
    price $74,000
33. 2025-07-22
    price $74,000
34. 2025-05-31
    price $74,500
35. 2025-05-31
    price $74,500
36. 2025-04-23
    listed $74,000 Active
37. 2025-04-23
    listed $74,000 Active
38. 2025-04-23
    listed $75,000 Active
39. 2025-04-23
    listed $75,000 Active
40. 2024-08-09
    soldstatus $49,000
41. 2024-08-07
    soldstatus $49,000 Sold
42. 2024-08-07
    soldstatus $49,000 Closed
43. 2024-08-01
    status Pending
44. 2024-08-01
    status Pending
45. 2024-07-30
    status Active
46. 2024-07-30
    status Back on Market
47. 2024-06-11
    status Pending
48. 2024-06-11
    status Pending
49. 2024-05-31
    price $49,900
50. 2024-05-31
    price $49,900

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$76/yr (+$6/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $11,428
• − Mortgage interest: −$3,977
• − Property taxes: −$941
• − Insurance: −$355
• − Repairs & maintenance: −$914
• − Management: −$914
• − Depreciation: −$2,065
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,721/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
• City population: 93,814
• Population (ZIP): 23,873

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% White 24% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -101.67%
• Current HPI: 94.3111
• Rent YoY: —
• Metro: —
• 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

+69.5% since first listed

51 events — show timeline

• 2026-05-05 Relisted — REALCOMP
• 2026-05-04 Listing Removed — REALCOMP
• 2026-04-17 Listed $71,000 MiRealSource-MiMLS
• 2026-04-17 Listed $71,000 REALCOMP
• 2026-04-11 Listing Removed — MiRealSource-MiMLS
• 2026-04-11 Listing Removed — REALCOMP
• 2025-12-06 Price Changed $71,000 MiRealSource-MiMLS
• 2025-12-06 Price Changed $71,000 REALCOMP
• 2025-10-27 Price Changed $72,000 MiRealSource-MiMLS
• 2025-10-26 Price Changed $72,000 REALCOMP
• 2025-09-11 Price Changed $73,000 MiRealSource-MiMLS
• 2025-09-11 Price Changed $73,000 REALCOMP
• 2025-09-09 Listing Removed — MiRealSource-MiMLS
• 2025-09-09 Listing Removed — REALCOMP
• 2025-07-22 Price Changed $74,000 MiRealSource-MiMLS
• 2025-07-22 Price Changed $74,000 REALCOMP
• 2025-05-31 Price Changed $74,500 MiRealSource-MiMLS
• 2025-05-31 Price Changed $74,500 REALCOMP
• 2025-04-23 Listed $75,000 MiRealSource-MiMLS
• 2025-04-23 Listed $75,000 REALCOMP
• 2025-04-23 Listed $74,000 MiRealSource-MiMLS
• 2025-04-23 Listed $74,000 REALCOMP
• 2024-08-09 Sold (Public Records) $49,000 Public Records
• 2024-08-07 Sold (MLS) $49,000 MiRealSource-MiMLS
• 2024-08-07 Sold (MLS) $49,000 REALCOMP
• 2024-08-01 Pending — REALCOMP
• 2024-08-01 Pending — MiRealSource-MiMLS
• 2024-07-30 Relisted — REALCOMP
• 2024-07-30 Relisted — MiRealSource-MiMLS
• 2024-06-11 Pending — REALCOMP
• 2024-06-11 Pending — MiRealSource-MiMLS
• 2024-05-31 Price Changed $49,900 MiRealSource-MiMLS
• 2024-05-31 Price Changed $49,900 REALCOMP
• 2024-05-23 Listed $54,900 MiRealSource-MiMLS
• 2024-05-23 Listed $54,900 REALCOMP
• 2022-05-06 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2022-05-06 Sold (MLS) $22,000 REALCOMP
• 2022-04-24 Pending — MiRealSource-MiMLS
• 2022-04-24 Pending — REALCOMP
• 2022-04-15 Listed $25,000 MiRealSource-MiMLS
• 2022-04-15 Listed $25,000 REALCOMP
• 2014-10-06 Sold (MLS) $2,160 MiRealSource-MiMLS
• 2014-10-06 Sold (MLS) $2,160 REALCOMP
• 2014-09-19 Listing Removed — MiRealSource-MiMLS
• 2014-09-13 Listed $3,000 MiRealSource-MiMLS
• 2014-09-13 Listed $3,000 REALCOMP
• 2002-02-01 Sold (MLS) $38,000 REALCOMP
• 2002-02-01 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2002-01-01 Listing Removed — MiRealSource-MiMLS
• 2001-10-19 Listed $41,900 REALCOMP
• 2001-10-19 Listed $41,900 MiRealSource-MiMLS

Property tax history

+3.2%/yr

Latest (2025): $941 · +6.9% YoY. Source: county tax records.