Craig Michael Crawford Sr.'s Sustainable Property Proposal

Craig Michael Crawford Sr.'s
Sustainable Property Proposal


This proposal will detail the specific plans for the first investment in Green Acres Sustainable Property Development's portfolio, including area to be renovated, initial/long term investment costs and expected return on investment of the project.

Area to be re-developed

The area I have selected is in the larger community (California hi-desert), where I grew up. I have lived in Victorville for almost 5 years now and am intimately familiar with this particular area. I travel past it almost every day. I wish to rebuild the area around the Center Street Park near downtown Victorville.

This area along with many others within Victorville have been woefully neglected, and due to the current foreclosure crisis and illegal immigration problems, it is in very bad condition. In addition to this, the crime in this area is particularly high due to it being a large gathering place for persons committing illegal acts everyday. These acts a varied in scope but undoubtedly extremely troublesome to the community as a whole. It is also very close to several major public schools in Victorville. We owe it to our children to provide them with a safe healthy environment to live and go to school in. This area will provide the most exposure to the people I wish to changes the lives of.

The benefit of these problems, to our company, is that each individual property is currently undervalued. With these community based problems being solved one person/home/community at a time the potential for appreciation within the entire area will be very great. It will also allow for a very low start up cost.

The benefits to the surrounding community will also be great. The children of the schools in the local area will all be able to see everyday what hard work and devotion to the improvement of their community can do in a short amount of time. It will give hope to many local families who are currently without hope. Improving this area without the use of government funds, in a sustainable manner will make Victorville and the hi-desert as a whole a shining example of what a local community can do for themselves for the long term without governmental intervention. With the added revenues from this project and the following ones, hopefully the local government may even be able to balance their budget and provide the services they once promised and have failed to live up to.

Initial Investments

The initial investment required will be covered in two sections. Property acquisition and property re-development.

Property Acquisition

The average 3 and 4 bedroom home price per sq. ft in the entire city of Victorville currently is $77 and $69. In this area homes are neither large nor in the high end of the averages. Many of the homes in this area are quite old and in need of major updates and repairs. The 2 homes currently on the market on this same block are both 3 bedrooms, and both about 1150 sq ft. The first is listed for 39,500 and the second 68,990. These homes are representative of the current condition of the neighborhood, one is slightly renovated and very affordable, the other in need of major renovation and even more affordable. I am going to assume we have to pay on average 65,000 per home for the total of 5 homes in this neighborhood. That would bring the total acquisition costs to $325,000. To be safe in assumptions I will also add 20% to this budget for unexpected costs that may occur, I am not an expert in property acquisitions. Bringing the total acquisition costs to $406,250

Property Re-development

The re-development phase will occur in two phases: Veteran Property Manager Apartment / Community Center renovation, and prospective owner renovations.

The costs of the Veteran Property Manager Apartment/Community Center renovation will be detailed below:

Building Construction Costs(Community Center only) 100,000
Infrastructure(driveways, sidewalks, utility upgrades) 150,000
Fencing/Block walls/Gates 100,000
Landscaping 60,000
(2) 10 Kw wind power generators 50,000
(5) 3.6 Kw Solar power panel packages 100,000
(5) Natural gas powered fuel cell generators 25,000

Total 585,000

This brings the total initial investment costs to $991,250.

The prospective owner renovations will vary in costs depending on the particular needs of the prospective owners, but I will figure major renovations of each property with an average cost of $100,000 per unit.

This will bring the total initial investment costs to $1,391,250.

If the value of the property gains only the value of the initial investment, the total cost per property would end up being $278,250. Assuming a total of 10% appreciation over the next 3 years, the 5 year investment ending value would be $1,530,375 , or $306,075 average per property.

It is hard to predict the actual value of my proposed developments due to it's uniqueness in the current marketplace. I believe it's long term value could be much higher, given the afford ability to a currently distressed market and customer base, and it's vision of the future.

Assuming the required 40% down payment per the 5 year plan, the ending average monthly payment per new home in my community would be $1,144.56 for 30 years.
(taken from mortgagecalculator.org assuming 1.25% property tax, and 4% interest for 30 years)

The monthly payment paid to Green Acres Sustainable Property Developments would be $5,202.57 (given the same assumptions as above)

This would make the Veteran Property managers payment for a long term, equitable, stable asset after property owners payments to him would only be : $624.33/month for 30 years.

Every person I know that works hard for their families can afford this given the right tools for success and a solid business model to work from. They only need a little help from their communities and a little support from their families.
That is where the long term investments come in:


Long Term Investments

Having the fundamental belief of “Service Above Self”, for our communities, Green Acres Property Developments will invest 40% of their own profits towards the programs required to transform their own customers lives. Whatever the obstacles may be for the prospective owners, we will provide the funding and support to help them achieve their goals through a solid well thought out 5 year plan. We will invest in personal education, savings match programs, career re-training, community development, and provide support for life and personal finance planning.

We will educate the prospective buyers about the community based organizations currently available to provide assistance with projects designed for them, hard working, law-abiding, low income families. These programs can significantly reduce the amount of savings required to meet the 40% down payment through sponsorship of the individuals on specific projects such as weatherization and LEEDS Certification process. Victorville does not currently have it , but the city of Hesperia currently will give any homeowner up to $80,000 to connect to the new city sewer system and perform a major renovation (at least 25% increase of pre-appraised value).

These programs as well as previously mentioned programs like the Community Action Partnership's IDA matching savings and Springboard programs will be the focus of education in the initial stages of planning of each individuals renovation project. We will invest in the short term for many future gains on many different levels. Most importantly we will be investing long term in the things that we have once loved, our local community.


Expected Return on Investments

Below is a mortgage repayment summary for the assumed Veterans Property Management Loan and the expected monthly and total return on investments and taxes paid over the term. This is assuming no community involvement or corporate sponsorship for the project, the project being fully funded through the investment of Green Acres Sustainable Property Development and the investments of it's individual property owners:

Mortgage Repayment Summary
$5,202.57
Monthly Payment

$1,872,924.45
Total of 360 Payments


$475,674.45
Total Interest Paid

Jul, 2040
Pay-off Date


$562,500.00
Total Tax Paid



In addition to the $475,674.45 made through interest the initial down payment of 40% will be payable in year 5 in the amount of $612,150. This high yielding long term investment will all be secured by high quality, affordable, sustainable housing in an area that is changing the lives of it's investors and families and communities. It will not use it's customers to get rich quick, it will empower it's customers to bring about real sustainable change in their lives and their communities.