524 Crawford St · Flint, MI 48507

$21,900

4 bd · 1.5 ba · 1,718 sqft · SingleFamily public records · 21 Days on market

Built 1971 4,792 sqft lot

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Prime full-rehab opportunity located at 524 Crawford Street offering a true clean-slate project with significant upside potential. This property requires a complete renovation, making it ideal for experienced investors or contractors looking to maximize returns through a value-add strategy. With strong comparable sales in the area and consistent investor activity, the after-repair value (ARV) potential is high, creating an excellent opportunity for fix-and-flip or long-term rental cash flow. The layout and footprint provide flexibility to redesign and optimize the space for today's market demands. Located near major roads, shopping, schools, and key amenities, this property benefits from solid rental demand and long-term growth potential. Opportunities like this - full gut, strong location, and high ARV upside - are becoming increasingly difficult to find. Secure your next project with built-in equity potential. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• 4,792 sq ft lot
• Built 1971
• Listed 21 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.11 acre (45 x 105)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating with natural gas; No cooling
• Interior features: Six total rooms; Basement present; Entry at ground level with steps

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $22k (1.5% below list) — sets the bar for market timing.
• Cap rate 49.4% 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 soft (-1.0%/yr); 207 active listings in the ZIP; 7 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).
• This rent runs 31% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $151 of loan paydown is wiped out by about $657 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 + 0.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y 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 $2k; list at $22k implies a 995% gain — meaningful room to come down on a strong offer.

Recommended offer $21,571 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.42% ✓
• Cap rate: 49.35%
• Cash-on-cash: 153.78%
• DSCR: 7.84
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $108,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Campbell St	0.16mi	3/1.5 (-1)	1,623 (-6%)	5mo	$85,000	$52	74
623 Clinton St	0.18mi	3/1.5 (-1)	1,662 (-3%)	15mo	$14,990	$9	69
912 Huron St	0.50mi	3/2.0 (-1)	1,739 (+1%)	0mo	$33,000	$19	68
3914 Red Arrow Rd	0.50mi	4/2.0	1,785 (+4%)	1mo	$128,000	$72	67
4117 Brunswick Ave	0.44mi	3/2.5 (-1)	1,808 (+5%)	0mo	$58,000	$32	61
1393 Carman St	0.63mi	4/2.0	1,776 (+3%)	5mo	$162,000	$91	59
420 Burroughs Ave	0.72mi	3/2.0 (-1)	1,692 (-2%)	0mo	$106,000	$63	56
361 Buckingham Ave	0.65mi	3/2.0 (-1)	1,772 (+3%)	2mo	$135,000	$76	56
364 Buckingham Ave	0.65mi	4/2.0	1,660 (-3%)	16mo	$93,000	$56	49
4536 Milton Dr	0.55mi	3/1.0 (-1)	1,644 (-4%)	17mo	$107,900	$66	46
338 Browning Ave	0.63mi	3/1.0 (-1)	1,534 (-11%)	2mo	$71,000	$46	44
416 Burroughs Ave	0.71mi	4/2.0	1,512 (-12%)	3mo	$155,000	$103	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.02×
• Total profit: $43,041
• Equity at exit: $3,265

10-year hold

• IRR: —
• Equity multiple: 15.44×
• Total profit: $88,561
• Equity at exit: $1,894

Cash invested: $6,132 (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 48507

• Rents YoY: -1.0%
• Active inventory: 207
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$115
• Tax est. 1.5%: −$27 /mo · $328/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $786

Break-even live

Break-even rent $192

Max offer price $21,900

Occupancy floor 29%

Sensitivity live

Price	-10% $801	-5% $793	+0% $786	+5% $778	+10% $771
Rent	-10% $692	-5% $739	+0% $786	+5% $833	+10% $880
Rate	-1.0pp $797	-0.5pp $791	base $786	+0.5pp $780	+1.0pp $774

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: $5,475
• Closing costs: $657
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	14d	1	0.50mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	45d	1	0.74mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	0.85mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	14d	1	1.20mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	14d	1	1.21mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	14d	1	1.37mi
4509 Cheyenne Ave Flint, MI	3.0	1.5	1200	$1,400	$1.17	14d	1	1.38mi

Listing history 19 events

1. 2026-04-30
   listed $21,900 Active 1089-char remark

   Show marketing remark (1089 chars)

   Investor Alert! Prime full-rehab opportunity located at 524 Crawford Street offering a true clean-slate project with significant upside potential. This property requires a complete renovation, making it ideal for experienced investors or contractors looking to maximize returns through a value-add strategy. With strong comparable sales in the area and consistent investor activity, the after-repair value (ARV) potential is high, creating an excellent opportunity for fix-and-flip or long-term rental cash flow. The layout and footprint provide flexibility to redesign and optimize the space for today's market demands. Located near major roads, shopping, schools, and key amenities, this property benefits from solid rental demand and long-term growth potential. Opportunities like this - full gut, strong location, and high ARV upside - are becoming increasingly difficult to find. Secure your next project with built-in equity potential. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

2. 2026-04-30
   listed $21,900 Active

   Show marketing remark (1089 chars)

   Investor Alert! Prime full-rehab opportunity located at 524 Crawford Street offering a true clean-slate project with significant upside potential. This property requires a complete renovation, making it ideal for experienced investors or contractors looking to maximize returns through a value-add strategy. With strong comparable sales in the area and consistent investor activity, the after-repair value (ARV) potential is high, creating an excellent opportunity for fix-and-flip or long-term rental cash flow. The layout and footprint provide flexibility to redesign and optimize the space for today's market demands. Located near major roads, shopping, schools, and key amenities, this property benefits from solid rental demand and long-term growth potential. Opportunities like this - full gut, strong location, and high ARV upside - are becoming increasingly difficult to find. Secure your next project with built-in equity potential. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

3. 2014-02-28
   soldstatus $2,000 222-char remark

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

4. 2014-02-28
   soldstatus $2,000

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

5. 2014-02-21
   historical 222-char remark

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

6. 2014-02-21
   historical

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

7. 2014-01-23
   listed $4,900 222-char remark

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

8. 2014-01-23
   listed $4,900

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

9. 2014-01-23
   historical

   Show marketing remark (222 chars)

   Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

10. 2014-01-23
    historical

    Show marketing remark (222 chars)

    Cash Only Due To Condition Of Home / Large 4 Bedroom Home / 1.5 Bath / Full Basement / Large Laundry Room / Fenced Yard / Shed / Needs Drywall Throughout Home / Needs Electrical Wires and Plumbing Replaced Throughout Home.

11. 2013-10-22
    listed $6,500
12. 2013-10-22
    listed $6,500
13. 1998-07-14
    soldstatus $71,600
14. 1998-07-14
    soldstatus $71,600
15. 1998-07-14
    soldstatus $71,600
16. 1998-05-04
    historical
17. 1998-03-10
    listed $69,900
18. 1998-03-10
    listed $69,900
19. 1998-03-06
    listed $69,900

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

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: $14,235
• − Mortgage interest: −$1,227
• − Property taxes: −$328
• − Insurance: −$110
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$637
• Taxable income: $9,656
• Est. tax owed @ 24.0%: −$2,317
• After-tax cash flow: $7,112/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

-68.7% since first listed

19 events — show timeline

• 2026-04-30 Listed $21,900 REALCOMP
• 2026-04-30 Listed $21,900 MiRealSource-MiMLS
• 2014-02-28 Sold (MLS) $2,000 MiRealSource-MiMLS
• 2014-02-28 Sold (MLS) $2,000 REALCOMP
• 2014-02-21 Listing Removed — MiRealSource-MiMLS
• 2014-02-21 Listing Removed — REALCOMP
• 2014-01-23 Listing Removed — REALCOMP
• 2014-01-23 Listing Removed — MiRealSource-MiMLS
• 2014-01-23 Listed $4,900 MiRealSource-MiMLS
• 2014-01-23 Listed $4,900 REALCOMP
• 2013-10-22 Listed $6,500 REALCOMP
• 2013-10-22 Listed $6,500 MiRealSource-MiMLS
• 1998-07-14 Sold (MLS) $71,600 MiRealSource-MiMLS
• 1998-07-14 Sold (MLS) $71,600 MiRealSource-MiMLS
• 1998-07-14 Sold (MLS) $71,600 REALCOMP
• 1998-05-04 Listing Removed — MiRealSource-MiMLS
• 1998-03-10 Listed $69,900 MiRealSource-MiMLS
• 1998-03-10 Listed $69,900 REALCOMP
• 1998-03-06 Listed $69,900 MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $2,435 · +2.0% YoY. Source: county tax records.