652 Crawford St · Flint, MI 48507

$87,900

3 bd · 1.0 ba · 1,439 sqft · SingleFamily public records · 110 Days on market

Built 1944 5,227 sqft lot Est $72k · 22% over

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1944

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding
• Exterior features: No pool; Lot in Newcombe Place subdivision; Located near Atherton / Fenton Rd. cross streets

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Electric fireplace; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $608 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 110 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $88k implies a 2420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,989 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $71,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4602 Camden Ave	0.31mi	2/2.0 (-1)	1,456 (+1%)	1mo	$31,000	$21	74
825 Pettibone Ave	0.30mi	2/1.5 (-1)	1,401 (-3%)	8mo	$70,000	$50	68
627 Campbell St	0.09mi	3/1.5	1,623 (+13%)	5mo	$85,000	$52	68
652 Huron St	0.15mi	3/2.0	1,245 (-14%)	7mo	$116,000	$93	61
1193 Carman St	0.61mi	3/2.0	1,452 (+1%)	8mo	$154,900	$107	59
718 Neubert Ave	0.39mi	3/1.5	1,326 (-8%)	14mo	$80,000	$60	55
1109 Pettibone Ave	0.52mi	2/1.5 (-1)	1,475 (+2%)	13mo	$58,000	$39	54
1212 Crawford St	0.56mi	3/1.5	1,281 (-11%)	5mo	$50,000	$39	50
218 E Livingston Dr	0.68mi	4/1.0 (+1)	1,278 (-11%)	0mo	$30,000	$23	44
1465 Norton St	0.70mi	3/1.5	1,260 (-12%)	5mo	$119,999	$95	40
1427 Blackberry Ln	0.70mi	2/1.0 (-1)	1,310 (-9%)	10mo	$62,900	$48	39
1033 Simcoe Ave	0.66mi	4/2.5 (+1)	1,597 (+11%)	10mo	$60,000	$38	32

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-7,541
• Equity at exit: $13,106

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-5,816
• Equity at exit: $7,600

Cash invested: $24,612 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$461
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $153

Break-even live

Break-even rent $874

Max offer price $87,900

Occupancy floor 81%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Waldman Ave Flint, MI	3.0	2.0	1223	$675	$0.55	13d	1	0.36mi
4428 Pengelly Rd Flint, MI	4.0	2.0	1275	$900	$0.71	44d	1	0.89mi
4411 Red Arrow Rd Flint, MI	3.0	1.5	1200	$1,400	$1.17	13d	1	1.00mi
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	13d	1	1.22mi
3291 Glengary St Burton, MI	2.0	1.0	972	$1,075	$1.11	44d	1	1.25mi
805 E Hemphill Rd Flint, MI	3.0	1.5	1200	$1,000	$0.83	13d	1	1.34mi
3908 Cherokee Ave Flint, MI	4.0	2.5	1824	$1,350	$0.74	13d	1	1.36mi
1034 McKeighan Ave Flint, MI	3.0	1.0	1040	$1,250	$1.20	21d	1	1.47mi

Listing history 18 events

1. 2026-06-02
   status $87,900 Pending 110 DOM
2. 2026-06-01
   days on market $87,900 Active 110 DOM
3. 2026-05-31
   days on market $87,900 Active 109 DOM
4. 2026-05-30
   days on market $87,900 Active 108 DOM
5. 2026-05-13
   price $87,900 1359-char remark

   Show marketing remark (1359 chars)

   Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

6. 2026-05-13
   price $87,900

   Show marketing remark (1359 chars)

   Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

7. 2026-04-22
   price $89,900 1359-char remark

   Show marketing remark (1359 chars)

   Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

8. 2026-04-22
   price $89,900

   Show marketing remark (1359 chars)

   Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

9. 2026-04-14
   price $91,500 1359-char remark

   Show marketing remark (1359 chars)

   Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

10. 2026-04-13
    price $91,500
11. 2026-02-11
    listed $94,900 Active
12. 2026-02-10
    listed $94,900 Active 1359-char remark

    Show marketing remark (1359 chars)

    Situated on a huge corner lot with beautiful curb appeal, this charming 3-bedroom, 1-bath home offers 1,120 square feet of warm and inviting living space with a layout that truly feels like home. From the moment you walk in, you’ll appreciate the bright white interior, abundant natural light, and natural hardwood flooring that add warmth and character throughout. One of the standout features of this home is the cozy rear den/second living area that gives off true Northern Michigan cabin vibes. Featuring classic wood paneling, an electric fireplace, and mounted TV, this space is the perfect spot to relax, entertain, or unwind after a long day. The kitchen overlooks the den through an open countertop pass-through, creating a seamless flow between the spaces that makes the home feel connected and functional for everyday living or hosting guests. Additional highlights include central air, a full basement, a large 2-car detached garage, and both covered front and side porches for enjoying the outdoors in any season. Approximately three-quarters of the yard is fenced, offering privacy and flexibility for pets, gatherings, or outdoor enjoyment. A well-maintained home filled with charm, flexible living space, and cozy up-north character—all while staying close to the conveniences of town. Please submit offers to [email protected]

13. 2023-08-30
    soldstatus $3,488
14. 2015-12-02
    soldstatus $17,500 81-char remark

    Show marketing remark (81 chars)

    Nice 3 bedroom and 1 bath home on a corner lot! Needs some TLC and selling AS IS.

15. 2015-11-24
    historical 81-char remark

    Show marketing remark (81 chars)

    Nice 3 bedroom and 1 bath home on a corner lot! Needs some TLC and selling AS IS.

16. 2015-11-24
    historical

    Show marketing remark (81 chars)

    Nice 3 bedroom and 1 bath home on a corner lot! Needs some TLC and selling AS IS.

17. 2015-10-21
    listed $19,900
18. 2015-10-20
    listed $19,900 81-char remark

    Show marketing remark (81 chars)

    Nice 3 bedroom and 1 bath home on a corner lot! Needs some TLC and selling AS IS.

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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: $12,816
• − Mortgage interest: −$4,924
• − Property taxes: −$2,314
• − Insurance: −$440
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,557
• Taxable income: $531
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $1,712/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

+341.7% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $87,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $87,900 REALCOMP
• 2026-04-22 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $89,900 REALCOMP
• 2026-04-14 Price Changed $91,500 MiRealSource-MiMLS
• 2026-04-13 Price Changed $91,500 REALCOMP
• 2026-02-11 Listed $94,900 REALCOMP
• 2026-02-10 Listed $94,900 MiRealSource-MiMLS
• 2023-08-30 Sold (Public Records) $3,488 Public Records
• 2015-12-02 Sold (MLS) $17,500 REALCOMP
• 2015-11-24 Listing Removed — MiRealSource-MiMLS
• 2015-11-24 Listing Removed — REALCOMP
• 2015-10-21 Listed $19,900 MiRealSource-MiMLS
• 2015-10-20 Listed $19,900 REALCOMP

Property tax history

+9.8%/yr

Latest (2025): $2,314 · +11.6% YoY. Source: county tax records.