1318 Cronk Ave · Flint, MI 48506

$35,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 655 Days on market

Built 1922 4,792 sqft lot Est $24k · 46% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

Key facts

• Tenant occupied
• Basement
• 4,792 sq ft lot

Tags

• BASEMENT
• TENANT OCCUPIED

Property features AI

Finance

• Other: Residential property in Kearsley Park 1 subdivision; Located near Ohio Ave and Missouri Ave
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding
• Exterior features: Lot dimensions 48 x 98 x 44 x 97; Lot size about 0.11 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 2 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 11.6% 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: 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; 3 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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 655 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 30y 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 $16k; list at $35k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 655 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 1922 — 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: 2.45% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.96%
• DSCR: 3.22
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $23,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1734 Missouri Ave	0.06mi	2/1.0	660 (-6%)	4mo	$30,000	$45	84
1401 Maplewood Ave	0.08mi	2/1.0	724 (+3%)	16mo	$24,500	$34	78
2510 Bennett Ave	0.58mi	2/1.0	700 (-1%)	5mo	$8,500	$12	68
2613 Pennsylvania Ave	0.46mi	2/1.0	745 (+6%)	3mo	$16,000	$21	67
2001 N Lynch St	0.43mi	2/1.0	724 (+3%)	12mo	$25,500	$35	65
2609 Pennsylvania Ave	0.45mi	2/1.0	745 (+6%)	8mo	$28,000	$38	63
1612 Iowa Ave	0.26mi	3/1.0 (+1)	770 (+9%)	7mo	$42,000	$55	62
2401 Kansas Ave	0.37mi	3/1.0 (+1)	744 (+6%)	10mo	$6,500	$9	60
2422 Missouri Ave	0.36mi	2/1.0	773 (+10%)	10mo	$31,000	$40	58
1629 Ohio Ave	0.18mi	2/1.0	792 (+12%)	18mo	$20,000	$25	56
2209 Kentucky Ave	0.25mi	1/1.0 (-1)	624 (-11%)	12mo	$19,000	$30	54
1421 Jane Ave	0.71mi	3/1.0 (+1)	768 (+9%)	14mo	$24,000	$31	34

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: 47.7%
• Equity multiple: 3.08×
• Total profit: $20,343
• Equity at exit: $5,219

10-year hold

• IRR: 53.4%
• Equity multiple: 6.23×
• Total profit: $51,296
• Equity at exit: $3,026

Cash invested: $9,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $408

Break-even live

Break-even rent $341

Max offer price $35,000

Occupancy floor 47%

Sensitivity live

Price	-10% $428	-5% $418	+0% $408	+5% $398	+10% $388
Rent	-10% $340	-5% $374	+0% $408	+5% $442	+10% $476
Rate	-1.0pp $426	-0.5pp $417	base $408	+0.5pp $399	+1.0pp $390

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Illinois Ave Flint, MI	2.0	1.0	702	$900	$1.28	22d	1	0.29mi
2621 Churchill Ave Flint, MI	2.0	1.0	736	$795	$1.08	15d	1	0.58mi
3202 Western Rd Flint, MI	1.0	1.0	500	$645	$1.29	15d	1	1.17mi

Listing history 50 events

1. 2026-06-21
   days on market $35,000 Active 655 DOM
2. 2026-06-18
   days on market $35,000 Active 652 DOM
3. 2026-06-17
   days on market $35,000 Active 651 DOM
4. 2026-06-16
   days on market $35,000 Active 650 DOM
5. 2026-06-15
   days on market $35,000 Active 649 DOM
6. 2026-06-14
   days on market $35,000 Active 647 DOM
7. 2026-06-13
   days on market $35,000 Active 646 DOM
8. 2026-06-10
   days on market $35,000 Active 644 DOM
9. 2026-06-09
   days on market $35,000 Active 643 DOM
10. 2026-06-08
    days on market $35,000 Active 642 DOM
11. 2026-06-07
    days on market $35,000 Active 641 DOM
12. 2026-06-05
    days on market $35,000 Active 638 DOM
13. 2026-06-03
    days on market $35,000 Active 637 DOM
14. 2026-06-02
    days on market $35,000 Active 636 DOM
15. 2026-06-01
    days on market $35,000 Active 635 DOM
16. 2026-05-31
    days on market $35,000 Active 634 DOM
17. 2026-05-30
    days on market $35,000 Active 633 DOM
18. 2026-05-01
    status Active

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

19. 2026-05-01
    status Active 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

20. 2026-05-01
    historical

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

21. 2026-05-01
    historical 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

22. 2025-10-10
    status Active

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

23. 2025-10-10
    status Active 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

24. 2025-10-01
    historical

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

25. 2025-10-01
    historical 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

26. 2025-05-21
    status Active
27. 2025-05-21
    historical
28. 2025-04-22
    status Active
29. 2025-04-09
    historical
30. 2025-03-05
    status Active
31. 2025-03-04
    status Active 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

32. 2025-03-01
    historical

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

33. 2025-03-01
    historical 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

34. 2024-08-09
    listed $35,000 Active

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

35. 2024-08-09
    listed $35,000 Active 186-char remark

    Show marketing remark (186 chars)

    Potential Investor Opportunity. 2 bedroom 1 bath home with basement. Property is tenant occupied. 48 hours notice on all showings. Buyers agent to verify all information in this listing.

36. 2021-10-01
    historical 347-char remark

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

37. 2021-10-01
    historical

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

38. 2021-08-20
    soldstatus $16,250 Sold 347-char remark

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

39. 2021-08-20
    soldstatus $16,250 Closed

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

40. 2021-07-27
    status Active 347-char remark

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

41. 2021-07-27
    status Active

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

42. 2021-05-03
    status Pending 347-char remark

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

43. 2021-05-03
    status Pending

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

44. 2021-03-22
    listed $18,000 Active 347-char remark

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

45. 2021-03-22
    listed $18,000 Active

    Show marketing remark (347 chars)

    This is a perfect investment property or would be perfect for a first time home buyer. The home is currently occupied with a good paying tenant who has lived in the home since July of 2020. Please allow 24-48 hours for tenant rights to show. Showing should be scheduled on ShowingTime. BATVAI, Please comply with all Covid-19 restrictions. Thanks

46. 2020-06-18
    historical
47. 2020-05-13
    status Pending
48. 2020-05-13
    status Pending
49. 2020-05-12
    historical
50. 2020-02-18
    listed $9,500 Active

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $856 · $71/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 ≥96°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: $10,290
• − Mortgage interest: −$1,961
• − Property taxes: −$856
• − Insurance: −$175
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,018
• Taxable income: $4,634
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $3,784/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

+75.9% since first listed

39 events — show timeline

• 2026-05-01 Relisted — REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — REALCOMP
• 2025-10-10 Relisted — REALCOMP
• 2025-10-10 Relisted — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-05-21 Relisted — REALCOMP
• 2025-05-21 Listing Removed — REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-03-05 Relisted — REALCOMP
• 2025-03-04 Relisted — MiRealSource-MiMLS
• 2025-03-01 Listing Removed — REALCOMP
• 2025-03-01 Listing Removed — MiRealSource-MiMLS
• 2024-08-09 Listed $35,000 MiRealSource-MiMLS
• 2024-08-09 Listed $35,000 REALCOMP
• 2021-10-01 Listing Removed — REALCOMP
• 2021-10-01 Listing Removed — MiRealSource-MiMLS
• 2021-08-20 Sold (MLS) $16,250 MiRealSource-MiMLS
• 2021-08-20 Sold (MLS) $16,250 REALCOMP
• 2021-07-27 Relisted — REALCOMP
• 2021-07-27 Relisted — MiRealSource-MiMLS
• 2021-05-03 Pending — REALCOMP
• 2021-05-03 Pending — MiRealSource-MiMLS
• 2021-03-22 Listed $18,000 MiRealSource-MiMLS
• 2021-03-22 Listed $18,000 REALCOMP
• 2020-06-18 Listing Removed — REALCOMP
• 2020-05-13 Pending — MiRealSource-MiMLS
• 2020-05-13 Pending — REALCOMP
• 2020-05-12 Listing Removed — MiRealSource-MiMLS
• 2020-02-18 Listed $9,500 MiRealSource-MiMLS
• 2020-02-18 Listed $9,500 REALCOMP
• 1997-03-11 Sold (MLS) $17,000 MiRealSource-MiMLS
• 1997-03-11 Sold (MLS) $17,000 REALCOMP
• 1997-02-27 Listing Removed — MiRealSource-MiMLS
• 1996-12-18 Listed $19,900 MiRealSource-MiMLS
• 1996-12-16 Listed $19,900 REALCOMP

Property tax history

-9.6%/yr

Latest (2025): $856 · +1.5% YoY. Source: county tax records.