3734 Craig Dr · Flint, MI 48506

$95,000

3 bd · 1.0 ba · 870 sqft · SingleFamily public records · 176 Days on market

Built 1962 0.31 ac lot Est $90k · 6% 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 +25.2/30.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• ARV discount +4.8/15.0
• 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

Nicely maintained 2-bedroom (potential 3rd bedroom), 1-bath ranch situated on a large city lot with a fenced backyard - perfect for pets, play, or entertaining. The full basement offers great storage and additional living potential. Major updates were completed in 2021 including the bathroom, roof, windows, sliding door, and A/C. The kitchen was remodeled in 2007, and all appliances are included. This move-in ready home is truly prepared to welcome its next owner - schedule your showing today!

Key facts

• Remodeled kitchen
• Full basement
• Major updates

Tags

• FENCED BACKYARD
• FULL BASEMENT
• MAJOR UPDATES
• REMODELED KITCHEN

Property features AI

Exterior

• Parking: No garage
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Built with aluminum siding; Asphalt roof; Block foundation
• Exterior features: Awning(s); Exterior lighting; Patio; Porch; Back yard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Dishwasher; Dryer; Free-standing electric oven; Free-standing refrigerator; Microwave; Full unfinished basement; 5 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 11.5% in Flint — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 204 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $74k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 1.11% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $89,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3809 Delaware Ave	0.30mi	3/1.0	898 (+3%)	3mo	$140,000	$156	78
3705 Aldon Ln	0.28mi	3/1.0	917 (+5%)	3mo	$69,900	$76	75
4093 Coral St	0.47mi	2/1.0 (-1)	906 (+4%)	1mo	$105,000	$116	65
3702 Branch Rd	0.65mi	3/1.0	874 (+0%)	5mo	$50,000	$57	65
4140 Risedorph St	0.59mi	2/1.0 (-1)	864 (-1%)	5mo	$100,500	$116	62
3006 Arizona Ave	0.70mi	3/1.0	900 (+3%)	1mo	$92,900	$103	60
2925 Colorado Ave	0.72mi	3/1.0	900 (+3%)	3mo	$25,000	$28	58
3094 Clayward Dr	0.59mi	2/1.0 (-1)	900 (+3%)	4mo	$160,000	$178	58
3617 Churchill Ave	0.73mi	2/1.0 (-1)	864 (-1%)	5mo	$97,675	$113	56
3813 Holly Ave	0.62mi	2/2.0 (-1)	906 (+4%)	2mo	$72,000	$79	53
3614 Holly Ave Ave	0.66mi	3/1.0	975 (+12%)	0mo	$79,000	$81	49
3016 Oklahoma Ave	0.70mi	2/1.0 (-1)	746 (-14%)	1mo	$54,400	$73	38

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,934
• Equity at exit: $14,165

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $15,632
• Equity at exit: $8,214

Cash invested: $26,600 (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 48506

• Active inventory: 204
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $211

Break-even live

Break-even rent $786

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $265	-5% $238	+0% $211	+5% $185	+10% $158
Rent	-10% $128	-5% $170	+0% $211	+5% $253	+10% $295
Rate	-1.0pp $259	-0.5pp $236	base $211	+0.5pp $187	+1.0pp $162

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 N Averill Apt #307 Ave heuristic Flint, MI	2.0	1.0	850	$975	$1.15	8d	1	0.56mi
2311 N Averill Ave Unit Main Flint, MI	3.0	1.0	950	$1,200	$1.26	15d	1	0.62mi
3618 Branch Rd Flint, MI	2.0	1.0	950	$950	$1.00	15d	1	0.67mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	15d	1	1.17mi

Listing history 16 events

1. 2026-06-02
   days on market $95,000 Active 176 DOM
2. 2026-06-01
   days on market $95,000 Active 175 DOM
3. 2026-05-31
   days on market $95,000 Active 174 DOM
4. 2026-05-30
   days on market $95,000 Active 173 DOM
5. 2025-12-08
   listed $95,000 Active

   Show marketing remark (498 chars)

   Nicely maintained 2-bedroom (potential 3rd bedroom), 1-bath ranch situated on a large city lot with a fenced backyard - perfect for pets, play, or entertaining. The full basement offers great storage and additional living potential. Major updates were completed in 2021 including the bathroom, roof, windows, sliding door, and A/C. The kitchen was remodeled in 2007, and all appliances are included. This move-in ready home is truly prepared to welcome its next owner - schedule your showing today!

6. 2025-12-08
   listed $95,000 Active 498-char remark

   Show marketing remark (498 chars)

   Nicely maintained 2-bedroom (potential 3rd bedroom), 1-bath ranch situated on a large city lot with a fenced backyard - perfect for pets, play, or entertaining. The full basement offers great storage and additional living potential. Major updates were completed in 2021 including the bathroom, roof, windows, sliding door, and A/C. The kitchen was remodeled in 2007, and all appliances are included. This move-in ready home is truly prepared to welcome its next owner - schedule your showing today!

7. 2010-12-06
   historical
8. 2007-02-22
   soldstatus $73,500
9. 2003-08-10
   listed $82,900
10. 2003-08-10
    listed $82,900
11. 2003-08-10
    historical
12. 2000-06-26
    soldstatus $77,100
13. 2000-06-26
    soldstatus $77,100
14. 2000-05-31
    historical
15. 2000-05-08
    listed $74,900
16. 2000-05-08
    listed $74,900

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $1,230 · $103/mo
• Expected delta: +$233/yr (+$19/mo · 23.4%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,642
• − Mortgage interest: −$5,321
• − Property taxes: −$997
• − Insurance: −$475
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,764
• Taxable income: $1,062
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,282/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): 24,712
• Household income: $47,929
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 954.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -173.31%
• Current HPI: 90.0494
• Rent YoY: —
• 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

+26.8% since first listed

12 events — show timeline

• 2025-12-08 Listed $95,000 REALCOMP
• 2025-12-08 Listed $95,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2007-02-22 Sold (Public Records) $73,500 Public Records
• 2003-08-10 Listing Removed — MiRealSource-MiMLS
• 2003-08-10 Listed $82,900 MiRealSource-MiMLS
• 2003-08-10 Listed $82,900 REALCOMP
• 2000-06-26 Sold (MLS) $77,100 MiRealSource-MiMLS
• 2000-06-26 Sold (MLS) $77,100 REALCOMP
• 2000-05-31 Listing Removed — MiRealSource-MiMLS
• 2000-05-08 Listed $74,900 MiRealSource-MiMLS
• 2000-05-08 Listed $74,900 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $997 · +1.6% YoY. Source: county tax records.