1717 Stevenson St · Flint, MI 48504

$34,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 43 Days on market

Built 1926 5,227 sqft lot Est $28k · 23% over

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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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Move-in ready charm awaits in this delightful 2-bedroom, 1-story home! Enjoy the open living and dining area perfect for entertaining. Original architectural features add character and warmth, complemented by hardwood floors in key areas. Peace of mind comes with an updated roof and newer hot water heater. A perfect blend of classic charm and modern convenience!

Key facts

• Updated roof
• Hardwood floors
• 5,227 sq ft lot

Tags

• OPEN LIVING AND DINING AREA
• HARDWOOD FLOORS
• UPDATED ROOF
• NEWER HOT WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Front porch; Paved road access; Lot approximately 50 x 100 (0.12 acre)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Unfinished basement; Basement present
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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: 131 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 35y 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 $22k; list at $35k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.99% ✓
• Cap rate: 24.54%
• Cash-on-cash: 65.18%
• DSCR: 3.90
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $28,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Mackin Rd	0.19mi	2/1.0	768 (0%)	6mo	$8,000	$10	87
1409 Prospect St	0.20mi	3/1.0 (+1)	783 (+2%)	1mo	$7,000	$9	81
1901 Berkley St	0.06mi	2/1.0	720 (-6%)	8mo	$30,500	$42	81
2209 Raskob St	0.20mi	2/1.0	720 (-6%)	5mo	$21,000	$29	76
2513 Tiffin St	0.52mi	2/1.0	768 (0%)	0mo	$65,000	$85	75
1813 Stevenson St	0.04mi	2/1.0	672 (-12%)	5mo	$34,900	$52	73
913 Perry St	0.35mi	2/1.5	800 (+4%)	3mo	$8,500	$11	72
2540 Altoona St	0.68mi	2/1.0	768 (0%)	3mo	$50,000	$65	66
2425 Clement St	0.52mi	2/1.0	731 (-5%)	6mo	$7,600	$10	62
2556 Altoona St	0.70mi	2/1.0	768 (0%)	8mo	$60,000	$78	61
2109 Begole St	0.45mi	3/1.0 (+1)	832 (+8%)	8mo	$10,000	$12	53
2515 Bagley St	0.50mi	2/1.0	672 (-12%)	9mo	$25,000	$37	48

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: 64.4%
• Equity multiple: 3.89×
• Total profit: $28,200
• Equity at exit: $5,204

10-year hold

• IRR: 68.8%
• Equity multiple: 7.99×
• Total profit: $68,282
• Equity at exit: $3,018

Cash invested: $9,772 (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: 131
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $531

Break-even live

Break-even rent $371

Max offer price $34,900

Occupancy floor 44%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.89mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.90mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.92mi
607 E 2nd Ave Unit 803 Flint, MI	1.0	1.0	606	$1,025	$1.69	13d	1	1.02mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	1.35mi

Listing history 35 events

1. 2026-06-18
   days on market $34,900 Active 43 DOM
2. 2026-06-17
   days on market $34,900 Active 42 DOM
3. 2026-06-16
   days on market $34,900 Active 41 DOM
4. 2026-06-15
   days on market $34,900 Active 40 DOM
5. 2026-06-14
   days on market $34,900 Active 38 DOM
6. 2026-06-13
   days on market $34,900 Active 37 DOM
7. 2026-06-10
   days on market $34,900 Active 35 DOM
8. 2026-06-09
   days on market $34,900 Active 34 DOM
9. 2026-06-08
   days on market $34,900 Active 33 DOM
10. 2026-06-07
    days on market $34,900 Active 32 DOM
11. 2026-06-05
    days on market $34,900 Active 29 DOM
12. 2026-06-03
    days on market $34,900 Active 28 DOM
13. 2026-06-02
    days on market $34,900 Active 27 DOM
14. 2026-06-01
    days on market $34,900 Active 26 DOM
15. 2026-05-31
    days on market $34,900 Active 25 DOM
16. 2026-05-30
    days on market $34,900 Active 24 DOM
17. 2026-05-05
    listed $34,900 Active

    Show marketing remark (364 chars)

    Move-in ready charm awaits in this delightful 2-bedroom, 1-story home! Enjoy the open living and dining area perfect for entertaining. Original architectural features add character and warmth, complemented by hardwood floors in key areas. Peace of mind comes with an updated roof and newer hot water heater. A perfect blend of classic charm and modern convenience!

18. 2026-05-05
    listed $34,900 Active 364-char remark

    Show marketing remark (364 chars)

    Move-in ready charm awaits in this delightful 2-bedroom, 1-story home! Enjoy the open living and dining area perfect for entertaining. Original architectural features add character and warmth, complemented by hardwood floors in key areas. Peace of mind comes with an updated roof and newer hot water heater. A perfect blend of classic charm and modern convenience!

19. 2024-02-23
    soldstatus $22,000 Sold 175-char remark

    Show marketing remark (175 chars)

    Charming 2-bed, 1-bath home on Stevenson Street. Priced to sell, this cozy residence offers tranquility on a quiet street. Don't miss this opportunity, your ideal home awaits!

20. 2024-02-23
    soldstatus $22,000 Closed

    Show marketing remark (175 chars)

    Charming 2-bed, 1-bath home on Stevenson Street. Priced to sell, this cozy residence offers tranquility on a quiet street. Don't miss this opportunity, your ideal home awaits!

21. 2024-02-22
    status Pending 175-char remark

    Show marketing remark (175 chars)

    Charming 2-bed, 1-bath home on Stevenson Street. Priced to sell, this cozy residence offers tranquility on a quiet street. Don't miss this opportunity, your ideal home awaits!

22. 2024-02-22
    status Pending

    Show marketing remark (175 chars)

    Charming 2-bed, 1-bath home on Stevenson Street. Priced to sell, this cozy residence offers tranquility on a quiet street. Don't miss this opportunity, your ideal home awaits!

23. 2024-01-29
    listed $25,000 Active 175-char remark

    Show marketing remark (175 chars)

    Charming 2-bed, 1-bath home on Stevenson Street. Priced to sell, this cozy residence offers tranquility on a quiet street. Don't miss this opportunity, your ideal home awaits!

24. 2024-01-29
    listed $25,000 Active

    Show marketing remark (175 chars)

    Charming 2-bed, 1-bath home on Stevenson Street. Priced to sell, this cozy residence offers tranquility on a quiet street. Don't miss this opportunity, your ideal home awaits!

25. 2004-05-12
    soldstatus $24,900
26. 1992-04-21
    historical
27. 1992-04-16
    soldstatus $24,900
28. 1992-04-16
    soldstatus $24,900
29. 1992-02-20
    listed $24,900
30. 1992-02-20
    listed $24,900
31. 1992-02-14
    soldstatus $13,000
32. 1992-02-14
    soldstatus $13,000
33. 1992-01-17
    historical
34. 1991-04-02
    listed $17,900
35. 1991-04-02
    listed $17,900

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,144 · $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 ≥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: $12,512
• − Mortgage interest: −$1,955
• − Property taxes: −$1,144
• − Insurance: −$174
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$1,015
• Taxable income: $6,221
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $4,877/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

+95.0% since first listed

19 events — show timeline

• 2026-05-05 Listed $34,900 MiRealSource-MiMLS
• 2026-05-05 Listed $34,900 REALCOMP
• 2024-02-23 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2024-02-23 Sold (MLS) $22,000 REALCOMP
• 2024-02-22 Pending — REALCOMP
• 2024-02-22 Pending — MiRealSource-MiMLS
• 2024-01-29 Listed $25,000 MiRealSource-MiMLS
• 2024-01-29 Listed $25,000 REALCOMP
• 2004-05-12 Sold (Public Records) $24,900 Public Records
• 1992-04-21 Listing Removed — MiRealSource-MiMLS
• 1992-04-16 Sold (MLS) $24,900 REALCOMP
• 1992-04-16 Sold (MLS) $24,900 MiRealSource-MiMLS
• 1992-02-20 Listed $24,900 REALCOMP
• 1992-02-20 Listed $24,900 MiRealSource-MiMLS
• 1992-02-14 Sold (MLS) $13,000 MiRealSource-MiMLS
• 1992-02-14 Sold (MLS) $13,000 REALCOMP
• 1992-01-17 Listing Removed — MiRealSource-MiMLS
• 1991-04-02 Listed $17,900 MiRealSource-MiMLS
• 1991-04-02 Listed $17,900 REALCOMP

Property tax history

+6.4%/yr

Latest (2025): $1,144 · +27.8% YoY. Source: county tax records.