749 Crawford St · Flint, MI 48507

$65,000

3 bd · 1.0 ba · 917 sqft · SingleFamily public records · 32 Days on market

Built 1944 5,227 sqft lot Est $63k · at est.

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Why this score? — see what drove the B- 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
• ARV discount +6.3/15.0
• 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

Here we have a wonderful home for the first time home buyer or investor located in a quiet neighborhood. It is not far from highways I-475, I-69 and just a short trip to I-75 for a quick commute and only minutes to Hill Rd and Miller Rd for your shopping and dining. This home has a new roof as of 2025. There is a nice size lawn with fencing for your pet. The upstairs Master is a good size with walk in closet. Wood flooring through the majority of the house. There is a Detached one car garage. Call for your private showing.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1944

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 100 (0.12 acre)

Exterior

• Parking: Detached garage with 1 garage space; Driveway; Garage door opener
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Vinyl siding exterior; Block foundation; Asphalt roof; Built as residential single-family property
• Exterior features: Deck; Back yard fencing; Paved road access

Interior

• Kitchen: No kitchen appliance details beyond general appliances listed
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

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); 206 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 32y 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 $29k; list at $65k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1944 — 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. 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: 1.50% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $63,273
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 Brunswick Ave	0.19mi	3/1.0	921 (+0%)	4mo	$25,000	$27	87
934 Campbell St	0.24mi	3/1.0	924 (+1%)	1mo	$89,000	$96	87
1105 Lincoln Ave	0.45mi	2/1.0 (-1)	896 (-2%)	2mo	$38,000	$42	69
1514 W Atherton Rd	0.65mi	3/1.0	925 (+1%)	2mo	$35,000	$38	66
1413 Waldman Ave	0.61mi	3/1.0	903 (-2%)	4mo	$99,900	$111	66
912 Markham St	0.32mi	2/1.0 (-1)	1,020 (+11%)	4mo	$71,000	$70	59
825 Vermilya Ave	0.36mi	4/1.0 (+1)	1,020 (+11%)	3mo	$30,000	$29	57
1902 Crestbrook Ln	0.73mi	3/1.0	969 (+6%)	1mo	$111,000	$115	56
1514 Vermilya Ave	0.73mi	2/1.0 (-1)	952 (+4%)	0mo	$66,000	$69	55
839 Barrie Ave	0.59mi	2/1.0 (-1)	816 (-11%)	3mo	$35,000	$43	47
1418 Blueberry Ln	0.57mi	3/1.0	1,045 (+14%)	4mo	$78,000	$75	46
937 Barrie Ave	0.62mi	2/1.0 (-1)	780 (-15%)	1mo	$29,000	$37	40

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $4,835
• Equity at exit: $9,692

10-year hold

• IRR: 13.4%
• Equity multiple: 1.92×
• Total profit: $16,735
• Equity at exit: $5,620

Cash invested: $18,200 (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: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$341
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $286

Break-even live

Break-even rent $614

Max offer price $65,000

Occupancy floor 66%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Alvord Ave Flint, MI	2.0	1.0	724	$850	$1.17	13d	1	0.04mi
4400 Kings Ln Burton, MI	1.0–2.0	1.0–2.0	666	$960	$1.44	13d	19	0.45mi
1426 Pettibone Ave Flint, MI	2.0	1.0	750	$900	$1.20	20d	1	0.66mi
1023 Barrie Ave Flint, MI	2.0	1.0	660	$775	$1.17	20d	1	0.67mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	43d	1	1.38mi
410 Lippincott Blvd Flint, MI	2.0	1.0	800	$695	$0.87	13d	1	1.38mi
2266 Donovan St Burton, MI	2.0	1.0	700	$800	$1.14	13d	1	1.41mi

Listing history 50 events

1. 2026-06-18
   days on market $65,000 Active 32 DOM
2. 2026-06-17
   days on market $65,000 Active 31 DOM
3. 2026-06-16
   days on market $65,000 Active 30 DOM
4. 2026-06-15
   days on market $65,000 Active 29 DOM
5. 2026-06-14
   days on market $65,000 Active 27 DOM
6. 2026-06-13
   days on market $65,000 Active 26 DOM
7. 2026-06-10
   days on market $65,000 Active 24 DOM
8. 2026-06-09
   days on market $65,000 Active 23 DOM
9. 2026-06-08
   days on market $65,000 Active 22 DOM
10. 2026-06-07
    days on market $65,000 Active 21 DOM
11. 2026-06-05
    days on market $65,000 Active 18 DOM
12. 2026-06-03
    days on market $65,000 Active 17 DOM
13. 2026-06-02
    days on market $65,000 Active 16 DOM
14. 2026-06-01
    days on market $65,000 Active 15 DOM
15. 2026-05-31
    days on market $65,000 Active 14 DOM
16. 2026-05-30
    days on market $65,000 Active 13 DOM
17. 2026-05-18
    listed $65,000 Active 528-char remark

    Show marketing remark (528 chars)

    Here we have a wonderful home for the first time home buyer or investor located in a quiet neighborhood. It is not far from highways I-475, I-69 and just a short trip to I-75 for a quick commute and only minutes to Hill Rd and Miller Rd for your shopping and dining. This home has a new roof as of 2025. There is a nice size lawn with fencing for your pet. The upstairs Master is a good size with walk in closet. Wood flooring through the majority of the house. There is a Detached one car garage. Call for your private showing.

18. 2026-05-18
    listed $65,000 Active

    Show marketing remark (528 chars)

    Here we have a wonderful home for the first time home buyer or investor located in a quiet neighborhood. It is not far from highways I-475, I-69 and just a short trip to I-75 for a quick commute and only minutes to Hill Rd and Miller Rd for your shopping and dining. This home has a new roof as of 2025. There is a nice size lawn with fencing for your pet. The upstairs Master is a good size with walk in closet. Wood flooring through the majority of the house. There is a Detached one car garage. Call for your private showing.

19. 2026-05-17
    historical $65,000 528-char remark

    Show marketing remark (528 chars)

    Here we have a wonderful home for the first time home buyer or investor located in a quiet neighborhood. It is not far from highways I-475, I-69 and just a short trip to I-75 for a quick commute and only minutes to Hill Rd and Miller Rd for your shopping and dining. This home has a new roof as of 2025. There is a nice size lawn with fencing for your pet. The upstairs Master is a good size with walk in closet. Wood flooring through the majority of the house. There is a Detached one car garage. Call for your private showing.

20. 2019-10-03
    soldstatus $29,000
21. 2019-09-24
    soldstatus $29,000 Sold 305-char remark

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

22. 2019-09-24
    soldstatus $29,000 Closed

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

23. 2019-08-25
    status Pending

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

24. 2019-08-25
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

25. 2019-08-22
    status Active

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

26. 2019-08-22
    status Active 305-char remark

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

27. 2019-08-16
    status Pending

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

28. 2019-08-16
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

29. 2019-08-13
    price $35,900
30. 2019-08-12
    price $35,900 305-char remark

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

31. 2019-06-25
    listed $38,250 Active 305-char remark

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

32. 2019-06-25
    listed $38,250 Active

    Show marketing remark (305 chars)

    Sturdy and stylish with a top notch deck. Enjoy the nice size lawn with fencing for your pet. Upstairs Master includes good size walk in closet. Wood flooring through the majority of the house. Cozy neighborhood which seems off the beaten path yet close to all your shopping needs. Priced to move quickly.

33. 2009-04-28
    soldstatus $12,600
34. 2009-04-28
    soldstatus $12,600
35. 2009-04-28
    soldstatus $12,600
36. 2009-04-28
    soldstatus $12,600
37. 2009-04-20
    historical
38. 2009-04-06
    listed $14,900
39. 2009-04-06
    listed $14,900
40. 2009-03-30
    listed $14,900
41. 2009-03-30
    listed $14,900
42. 2007-01-18
    soldstatus $75,000
43. 2006-10-17
    soldstatus $75,000
44. 2006-10-17
    soldstatus $75,000
45. 2006-08-25
    historical
46. 2006-07-25
    listed $78,500
47. 2006-07-25
    listed $78,500
48. 1994-06-13
    soldstatus $40,000
49. 1994-06-13
    soldstatus $40,000
50. 1994-04-27
    historical

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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: $11,705
• − Mortgage interest: −$3,641
• − Property taxes: −$1,404
• − Insurance: −$325
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,891
• Taxable income: $2,571
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $2,810/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

+62.5% since first listed

36 events — show timeline

• 2026-05-18 Listed $65,000 MiRealSource-MiMLS
• 2026-05-18 Listed $65,000 REALCOMP
• 2026-05-17 Coming Soon $65,000 MiRealSource-MiMLS
• 2019-10-03 Sold (Public Records) $29,000 Public Records
• 2019-09-24 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2019-09-24 Sold (MLS) $29,000 REALCOMP
• 2019-08-25 Pending — MiRealSource-MiMLS
• 2019-08-25 Pending — REALCOMP
• 2019-08-22 Relisted — MiRealSource-MiMLS
• 2019-08-22 Relisted — REALCOMP
• 2019-08-16 Pending — MiRealSource-MiMLS
• 2019-08-16 Pending — REALCOMP
• 2019-08-13 Price Changed $35,900 MiRealSource-MiMLS
• 2019-08-12 Price Changed $35,900 REALCOMP
• 2019-06-25 Listed $38,250 MiRealSource-MiMLS
• 2019-06-25 Listed $38,250 REALCOMP
• 2009-04-28 Sold (MLS) $12,600 REALCOMP
• 2009-04-28 Sold (MLS) $12,600 MiRealSource-MiMLS
• 2009-04-28 Sold (MLS) $12,600 REALCOMP
• 2009-04-28 Sold (MLS) $12,600 MiRealSource-MiMLS
• 2009-04-20 Listing Removed — MiRealSource-MiMLS
• 2009-04-06 Listed $14,900 REALCOMP
• 2009-04-06 Listed $14,900 MiRealSource-MiMLS
• 2009-03-30 Listed $14,900 REALCOMP
• 2009-03-30 Listed $14,900 MiRealSource-MiMLS
• 2007-01-18 Sold (Public Records) $75,000 Public Records
• 2006-10-17 Sold (MLS) $75,000 REALCOMP
• 2006-10-17 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2006-08-25 Listing Removed — MiRealSource-MiMLS
• 2006-07-25 Listed $78,500 REALCOMP
• 2006-07-25 Listed $78,500 MiRealSource-MiMLS
• 1994-06-13 Sold (MLS) $40,000 REALCOMP
• 1994-06-13 Sold (MLS) $40,000 MiRealSource-MiMLS
• 1994-04-27 Listing Removed — MiRealSource-MiMLS
• 1994-04-07 Listed $40,000 REALCOMP
• 1994-04-07 Listed $40,000 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $1,404 · +1.8% YoY. Source: county tax records.