134 Stockdale St · Flint, MI 48503

$16,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 16 Days on market

Built 1919 4,356 sqft lot Est $26k · 36% under

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

Listing remarks MLS

This 2-bedroom home boasts a functional layout, full basement, 2-car garage, and upside potential for investors, landlords, or buyers looking to build equity. Interior ceiling drywall remains unfinished from previous roof leaks, allowing buyers to see the repairs for themselves. Great Rehab, value-add opportunity.

Key facts

• Rehab opportunity
• Full basement
• 4,356 sq ft lot

Tags

• FULL BASEMENT
• UNFINISHED CEILING DRYWALL
• REHAB OPPORTUNITY

Property features AI

Exterior

• Parking: Detached covered garage with 2 spaces; Driveway access; Garage has direct access, faces front and side; Carport and workshop in garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Block and vinyl siding exterior
• Construction: Block foundation
• Exterior features: Outdoor lighting; Level lot; Paved road access; Pets allowed

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Fireplace in the family room; Full, unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.
• Cap rate 51.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $117 of loan paydown is wiped out by about $507 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $5k; list at $17k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,646 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.92% ✓
• Cap rate: 51.61%
• Cash-on-cash: 161.86%
• DSCR: 8.20
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $26,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
341 Crosby St	0.35mi	3/1.0 (+1)	1,000 (-1%)	4mo	$35,800	$36	74
1612 Euclid Ave	0.30mi	2/1.5	1,084 (+8%)	11mo	$20,000	$18	62
1930 Concord St	0.52mi	2/1.0	900 (-11%)	2mo	$30,000	$33	56
2245 Milbourne Ave	0.70mi	2/1.0	962 (-5%)	6mo	$17,537	$18	55
1205 Copeman Blvd	0.74mi	2/1.0	993 (-2%)	10mo	$19,000	$19	54
523 Grace St	0.30mi	3/1.0 (+1)	1,144 (+14%)	9mo	$24,500	$21	51
1809 Milbourne Ave	0.60mi	2/2.0	1,056 (+5%)	11mo	$12,000	$11	51
1432 Kirk Ave	0.41mi	3/1.0 (+1)	896 (-11%)	9mo	$17,000	$19	50
316 W Rankin St	0.59mi	3/1.0 (+1)	1,068 (+6%)	11mo	$28,000	$26	49
2101 Barth St	0.67mi	2/1.0	905 (-10%)	4mo	$33,000	$36	48
164 E Hamilton Ave	0.32mi	3/1.0 (+1)	1,152 (+14%)	10mo	$39,000	$34	48
2314 Begole St	0.62mi	3/2.0 (+1)	894 (-11%)	11mo	$74,900	$84	34

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: —
• Equity multiple: 10.14×
• Total profit: $43,237
• Equity at exit: $2,520

10-year hold

• IRR: —
• Equity multiple: 25.14×
• Total profit: $114,212
• Equity at exit: $1,461

Cash invested: $4,732 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,001 high
• Mortgage (P&I): −$89
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $638

Break-even live

Break-even rent $193

Max offer price $16,900

Occupancy floor 31%

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: $4,225
• Closing costs: $507
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.18mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	1.00mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	1.25mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	13d	1	1.33mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $16,900 Active 16 DOM
2. 2026-06-17
   days on market $16,900 Active 15 DOM
3. 2026-06-16
   days on market $16,900 Active 14 DOM
4. 2026-06-15
   days on market $16,900 Active 13 DOM
5. 2026-06-14
   days on market $16,900 Active 11 DOM
6. 2026-06-13
   days on market $16,900 Active 10 DOM
7. 2026-06-10
   days on market $16,900 Active 8 DOM
8. 2026-06-09
   days on market $16,900 Active 7 DOM
9. 2026-06-08
   days on market $16,900 Active 6 DOM
10. 2026-06-07
    days on market $16,900 Active 5 DOM
11. 2026-06-05
    days on market $16,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    remarks 315-char remark
14. 2026-06-03
    listed $16,900 Active 1 DOM

ⓘ 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: $678 · $57/mo
• Projected year-2 tax: $678 · $57/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: $12,007
• − Mortgage interest: −$947
• − Property taxes: −$678
• − Insurance: −$84
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$492
• Taxable income: $7,885
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $5,767/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

-66.2% since first listed

9 events — show timeline

• 2026-06-02 Listed $16,900 MiRealSource-MiMLS
• 2026-06-02 Listed $16,900 REALCOMP
• 2004-12-27 Sold (MLS) $5,000 REALCOMP
• 2004-12-27 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2004-11-24 Listing Removed — MiRealSource-MiMLS
• 2004-07-14 Listed $12,900 REALCOMP
• 2004-07-14 Listed $12,900 MiRealSource-MiMLS
• 2002-02-20 Sold (Public Records) $54,000 Public Records
• 2000-11-22 Sold (Public Records) $50,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $678 · +1.3% YoY. Source: county tax records.