5704 Crandall Rd · Fowlerville, MI 48855

$219,000

3 bd · 1.5 ba · 1,328 sqft · SingleFamily public records · 47 Days on market

Built 1945 4.50 ac lot $165/sqft · at area comps Est $301k · 27% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

Key facts

• Zoned ag
• 4.5 acres
• 4.5 acre lot

Tags

• 4.5 ACRES
• ZONED AG
• 1-2 ADDITIONAL SPLITS
• MULTIPLE OUTBUILDINGS

Property features AI

Exterior

• Parking: Detached garage facing front with 2 garage spaces
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl and wood siding; Block foundation; Asphalt roof; Built area above grade and finished below grade (finished area details provided)
• Exterior features: Covered porch; Fenced yard; Shed(s); Wooded lot; Gravel road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher (not listed separately; none specified)
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); No central air conditioning
• Interior features: Electric water heater; Fireplace in the living room; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (5.3% below list).
• Recommended offer: $207k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.6% in Fowlerville — 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 66/100 on livability (#440 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 150 active listings in the ZIP; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,381 (5.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (median comp): $301,341
• List price: $219,000
• Delta: -27.32%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-18,859
• Equity at exit: $32,654

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,844
• Equity at exit: $18,935

Cash invested: $61,320 (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 48855

• Active inventory: 150
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $262

Break-even live

Break-even rent $1,742

Max offer price $219,000

Occupancy floor 82%

Sensitivity live

Price	-10% $386	-5% $324	+0% $262	+5% $200	+10% $138
Rent	-10% $98	-5% $180	+0% $262	+5% $344	+10% $426
Rate	-1.0pp $372	-0.5pp $318	base $262	+0.5pp $205	+1.0pp $147

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $219,000 Pending 47 DOM

   Show marketing remark (915 chars)

   Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

2. 2026-06-17
   days on market $219,000 Active Under Contract 47 DOM

   Show marketing remark (915 chars)

   Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

3. 2026-06-16
   days on market $219,000 Active Under Contract 46 DOM
4. 2026-06-15
   days on market $219,000 Active Under Contract 45 DOM
5. 2026-06-13
   days on market $219,000 Active Under Contract 43 DOM
6. 2026-06-13
   days on market $219,000 Active Under Contract 42 DOM
7. 2026-06-09
   days on market $219,000 Active Under Contract 39 DOM
8. 2026-06-08
   days on market $219,000 Active Under Contract 38 DOM
9. 2026-06-07
   days on market $219,000 Active Under Contract 37 DOM
10. 2026-06-04
    days on market $219,000 Active Under Contract 34 DOM
11. 2026-06-03
    days on market $219,000 Active Under Contract 33 DOM
12. 2026-06-02
    days on market $219,000 Active Under Contract 32 DOM
13. 2026-06-01
    days on market $219,000 Active Under Contract 31 DOM
14. 2026-05-31
    days on market $219,000 Active Under Contract 30 DOM
15. 2026-05-15
    historical Active Under Contract 920-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

16. 2026-05-15
    historical Accepting Backup Offers 915-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

17. 2026-05-08
    status Active 915-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

18. 2026-05-08
    status Active 920-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

19. 2026-05-04
    historical Accepting Backup Offers 915-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

20. 2026-05-04
    historical Active Under Contract 920-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

21. 2026-05-01
    listed $219,000 Active 920-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

22. 2026-05-01
    listed $219,000 Active 915-char remark

    Show marketing remark (915 chars)

    Opportunity Knocking in Howell Township! Set on 4.5 picturesque acres (approximately 60% cleared and 40% wooded), this property offers potential for investors, builders, or buyers looking to create their dream homestead. Zoned AG, the parcel may offer the opportunity for 1-2 additional splits (buyer to verify), providing an option for future development or multi-generational living. Conveniently located just 0.2 miles off paved Burkhart Rd, with quick access to I-96, Grand River, and M-59 - this is a rural setting with commuter convenience. The existing 3-bedroom, 1-bath farmhouse is in need of renovation, offering a possible rehab project. Multiple outbuildings are already in place, ideal for animals, storage, or hobby use. Looking for a cash buyer, but we have connections with a private lender who may consider financing for qualified buyers, allowing for a quicker closing process. Bring your vision!

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $2,506 · $209/mo
• Expected delta: +$866/yr (+$72/mo · 52.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,886
• − Mortgage interest: −$12,267
• − Property taxes: −$1,640
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$6,371
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $3,256/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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Fowlerville

• Score: 66/100
• State rank: #440
• US rank: #12262

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety D- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 14,978
• Population (ZIP): 16,625

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 13% Italian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -263.08%
• Current HPI: 215.0884
• 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

+0.0% since first listed

10 events — show timeline

• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-17 Pending — REALCOMP
• 2026-05-15 Contingent — REALCOMP
• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-08 Relisted — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-05-01 Listed $219,000 REALCOMP
• 2026-05-01 Listed $219,000 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $1,640 · +3.5% YoY. Source: county tax records.