316 Sheffield Ave · Flint, MI 48503

$52,999

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 63 Days on market

Built 1949 Est $48k · 10% over

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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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated townhouse offering a perfect blend of modern updates, low-maintenance living, and strong investment potential. Located in a stable, high-demand area, this property presents an excellent opportunity for both owner-occupants and investors looking for a turnkey asset. Significant capital has been invested into the renovation, resulting in a clean, updated interior with modern finishes throughout. The layout is efficient and functional, maximizing space while providing a comfortable and inviting living environment. From updated flooring and fresh paint to upgraded fixtures and overall condition, the home delivers a true move-in ready experience. Townhouse living adds an additional layer of convenience, with reduced exterior maintenance and long-term ease of ownership - making it especially attractive for tenants and first-time buyers alike. The property is well-suited for consistent rental demand, offering strong cash flow potential with minimal ongoing upkeep. Conveniently located near major roads, shopping, and everyday amenities, this location continues to attract quality tenants and buyers seeking both accessibility and value. Opportunities like this - fully renovated, low-maintenance properties in solid areas - are becoming increasingly limited, making this a smart addition to any portfolio or a great place to call home.

Key facts

• Renovated townhouse
• Fresh paint
• Modern updates

Tags

• RENOVATED TOWNHOUSE
• MODERN UPDATES
• UPDATED INTERIOR
• MODERN FINISHES
• UPDATED FLOORING
• FRESH PAINT

Property features AI

Finance

• Financial info: $894 annual tax amount

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Pets allowed

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Six total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: Rents rising fast (+12.3%/yr); 137 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $366 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 + 8.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y ago; this cycle's ask has dropped $7k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $53k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,819 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 2.01% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.65%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $48,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2810 Gibson St	0.56mi	3/1.0 (+1)	892 (-0%)	1mo	$15,500	$17	68
3705 Gratiot Ave	0.37mi	2/1.0	820 (-8%)	5mo	$74,200	$90	64
2448 Thomas St	0.34mi	3/1.0 (+1)	956 (+7%)	5mo	$107,000	$112	64
1914 Monteith St	0.49mi	2/1.0	958 (+7%)	4mo	$74,900	$78	62
924 Hammond Ave	0.43mi	3/1.0 (+1)	948 (+6%)	5mo	$51,000	$54	61
2023 Cadillac St	0.59mi	2/1.0	968 (+8%)	1mo	$26,900	$28	58
2540 Altoona St	0.49mi	2/1.0	768 (-14%)	3mo	$50,000	$65	51
913 Perry St	0.59mi	2/1.5	800 (-11%)	3mo	$8,500	$11	50
2513 Tiffin St	0.56mi	2/1.0	768 (-14%)	0mo	$65,000	$85	50
3018 Fielding St	0.57mi	3/1.0 (+1)	993 (+11%)	1mo	$21,000	$21	50
1900 Cadillac St	0.65mi	2/1.0	994 (+11%)	4mo	$49,900	$50	48
1114 Clancy Ave	0.70mi	2/1.0	1,009 (+13%)	3mo	$36,000	$36	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.80×
• Total profit: $26,708
• Equity at exit: $7,902

10-year hold

• IRR: 48.1%
• Equity multiple: 6.87×
• Total profit: $87,107
• Equity at exit: $4,582

Cash invested: $14,840 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 137
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$278
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $466

Break-even live

Break-even rent $474

Max offer price $52,999

Occupancy floor 51%

Sensitivity live

Price	-10% $496	-5% $481	+0% $466	+5% $451	+10% $436
Rent	-10% $382	-5% $424	+0% $466	+5% $508	+10% $550
Rate	-1.0pp $492	-0.5pp $479	base $466	+0.5pp $452	+1.0pp $438

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.03mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	26d	1	0.04mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	22d	1	0.12mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.43mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	15d	1	0.95mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	15d	1	1.11mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	15d	1	1.23mi

Listing history 49 events

1. 2026-06-21
   pricedays on market $52,999 Active 63 DOM
2. 2026-06-18
   days on market $54,999 Active 60 DOM
3. 2026-06-17
   days on market $54,999 Active 59 DOM
4. 2026-06-16
   days on market $54,999 Active 58 DOM
5. 2026-06-15
   days on market $54,999 Active 57 DOM
6. 2026-06-14
   days on market $54,999 Active 55 DOM
7. 2026-06-13
   pricedays on market $54,999 Active 54 DOM
8. 2026-06-10
   days on market $59,999 Active 52 DOM
9. 2026-06-09
   days on market $59,999 Active 51 DOM
10. 2026-06-08
    days on market $59,999 Active 50 DOM
11. 2026-06-07
    days on market $59,999 Active 49 DOM
12. 2026-06-05
    days on market $59,999 Active 46 DOM
13. 2026-06-03
    days on market $59,999 Active 45 DOM
14. 2026-06-02
    days on market $59,999 Active 44 DOM
15. 2026-06-01
    days on market $59,999 Active 43 DOM
16. 2026-05-31
    days on market $59,999 Active 42 DOM
17. 2026-05-30
    days on market $59,999 Active 41 DOM
18. 2026-04-18
    listed $59,999 Active

    Show marketing remark (1365 chars)

    Beautifully renovated townhouse offering a perfect blend of modern updates, low-maintenance living, and strong investment potential. Located in a stable, high-demand area, this property presents an excellent opportunity for both owner-occupants and investors looking for a turnkey asset. Significant capital has been invested into the renovation, resulting in a clean, updated interior with modern finishes throughout. The layout is efficient and functional, maximizing space while providing a comfortable and inviting living environment. From updated flooring and fresh paint to upgraded fixtures and overall condition, the home delivers a true move-in ready experience. Townhouse living adds an additional layer of convenience, with reduced exterior maintenance and long-term ease of ownership - making it especially attractive for tenants and first-time buyers alike. The property is well-suited for consistent rental demand, offering strong cash flow potential with minimal ongoing upkeep. Conveniently located near major roads, shopping, and everyday amenities, this location continues to attract quality tenants and buyers seeking both accessibility and value. Opportunities like this - fully renovated, low-maintenance properties in solid areas - are becoming increasingly limited, making this a smart addition to any portfolio or a great place to call home.

19. 2026-04-18
    listed $59,999 Active 1365-char remark

    Show marketing remark (1365 chars)

    Beautifully renovated townhouse offering a perfect blend of modern updates, low-maintenance living, and strong investment potential. Located in a stable, high-demand area, this property presents an excellent opportunity for both owner-occupants and investors looking for a turnkey asset. Significant capital has been invested into the renovation, resulting in a clean, updated interior with modern finishes throughout. The layout is efficient and functional, maximizing space while providing a comfortable and inviting living environment. From updated flooring and fresh paint to upgraded fixtures and overall condition, the home delivers a true move-in ready experience. Townhouse living adds an additional layer of convenience, with reduced exterior maintenance and long-term ease of ownership - making it especially attractive for tenants and first-time buyers alike. The property is well-suited for consistent rental demand, offering strong cash flow potential with minimal ongoing upkeep. Conveniently located near major roads, shopping, and everyday amenities, this location continues to attract quality tenants and buyers seeking both accessibility and value. Opportunities like this - fully renovated, low-maintenance properties in solid areas - are becoming increasingly limited, making this a smart addition to any portfolio or a great place to call home.

20. 2024-05-16
    historical
21. 2024-05-16
    historical
22. 2024-05-08
    price $50,000
23. 2024-05-07
    price $50,000
24. 2024-04-26
    listed $57,900 Active
25. 2024-04-26
    listed $57,900 Active
26. 2024-04-24
    historical
27. 2024-04-24
    historical
28. 2013-08-08
    soldstatus $12,000
29. 2013-08-08
    soldstatus $12,000
30. 2013-07-26
    historical
31. 2013-07-26
    historical
32. 2013-05-30
    listed $14,900
33. 2013-05-30
    listed $14,900
34. 2013-03-26
    soldstatus $7,250
35. 2013-03-26
    soldstatus $7,250
36. 2013-02-27
    historical
37. 2013-01-24
    listed $7,900
38. 2013-01-24
    listed $7,900
39. 2003-05-07
    soldstatus $65,000
40. 1997-11-26
    soldstatus $44,000
41. 1997-11-26
    soldstatus $44,000
42. 1997-10-27
    historical
43. 1997-09-18
    listed $47,658
44. 1997-09-18
    listed $47,658
45. 1995-03-28
    soldstatus $36,000
46. 1995-03-28
    soldstatus $36,000
47. 1995-02-22
    historical
48. 1994-11-14
    listed $39,600
49. 1994-11-14
    listed $39,600

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $894 · $74/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 5/10 Major FEMA zone X (unshaded) · 30% 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: $12,761
• − Mortgage interest: −$2,969
• − Property taxes: −$894
• − Insurance: −$265
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,542
• Taxable income: $5,050
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $4,375/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): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• 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

+51.5% since first listed

32 events — show timeline

• 2026-04-18 Listed $59,999 MiRealSource-MiMLS
• 2026-04-18 Listed $59,999 REALCOMP
• 2024-05-16 Listing Removed — MiRealSource-MiMLS
• 2024-05-16 Listing Removed — REALCOMP
• 2024-05-08 Price Changed $50,000 MiRealSource-MiMLS
• 2024-05-07 Price Changed $50,000 REALCOMP
• 2024-04-26 Listed $57,900 MiRealSource-MiMLS
• 2024-04-26 Listed $57,900 REALCOMP
• 2024-04-24 Coming Soon — MiRealSource-MiMLS
• 2024-04-24 Coming Soon — REALCOMP
• 2013-08-08 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2013-08-08 Sold (MLS) $12,000 REALCOMP
• 2013-07-26 Listing Removed — MiRealSource-MiMLS
• 2013-07-26 Listing Removed — REALCOMP
• 2013-05-30 Listed $14,900 MiRealSource-MiMLS
• 2013-05-30 Listed $14,900 REALCOMP
• 2013-03-26 Sold (MLS) $7,250 REALCOMP
• 2013-03-26 Sold (MLS) $7,250 MiRealSource-MiMLS
• 2013-02-27 Listing Removed — MiRealSource-MiMLS
• 2013-01-24 Listed $7,900 REALCOMP
• 2013-01-24 Listed $7,900 MiRealSource-MiMLS
• 2003-05-07 Sold (Public Records) $65,000 Public Records
• 1997-11-26 Sold (MLS) $44,000 MiRealSource-MiMLS
• 1997-11-26 Sold (MLS) $44,000 REALCOMP
• 1997-10-27 Listing Removed — MiRealSource-MiMLS
• 1997-09-18 Listed $47,658 MiRealSource-MiMLS
• 1997-09-18 Listed $47,658 REALCOMP
• 1995-03-28 Sold (MLS) $36,000 REALCOMP
• 1995-03-28 Sold (MLS) $36,000 MiRealSource-MiMLS
• 1995-02-22 Listing Removed — MiRealSource-MiMLS
• 1994-11-14 Listed $39,600 REALCOMP
• 1994-11-14 Listed $39,600 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $894 · +1.6% YoY. Source: county tax records.