343 Sheffield Apt. C Ave · Flint, MI 48503

$900

1 bd · 1.0 ba · 564 sqft · Condo · 108 Days on market

Built 1940

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Bradley Hills Apartments! RENOVATED, GRANITE COUNTERTOPS, STAINLESS APPLIANCES & MORE! Our renovated apartments, on-site laundry facilities, and pet-friendly policy make us the perfect choice for those seeking a convenient and welcoming community. Contact us today to schedule a tour and see why Bradley Hills Apartments is the ideal place to call home in Flint, MI. $150 Non-Refundable Cleaning If approved, a one-time non-refundable pet fee of $250 per pet and a monthly pet fee of $25 per pet will be collected. Small dogs only. 12 month lease term Electricity is tenant responsibility. Renters Insurance is REQUIRED Water is $50 monthly with rent. Additional charge of $20 per occupant. Heating & cooling is with an electric mini-split in each bedroom and living room. Marketing Pictures are for various available units. CALL ------> [phone] ext. 4 TO APPLY ------> WWW. QRHPM. COM

Key facts

• Stainless appliances
• Granite countertops
• Pet-friendly policy

Tags

• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• ON-SITE LAUNDRY FACILITIES
• PET-FRIENDLY POLICY

Property features AI

Finance

• HOA & community: Association provides laundry

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property (multifamily)
• Construction: Crawl space foundation
• Exterior features: Property in the Glendale subdivision; Pets allowed with breed restrictions; Lot approximately 7.72 acres; Zoned for multifamily

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Radiant heating; Separate meters for heating; No central cooling
• Interior features: Dishwasher; Microwave; Refrigerator; Gas water heater; Crawl space basement
• Laundry & utility: Shared laundry / common area laundry

🏷️ Possibly a rental listed for sale. The $900 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $900.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $900).
• Recommended offer: $819 (9.0% below list) — sets the bar for market timing.
• Cap rate 896.2% vs local median 11.5% 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: 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 rising fast (+12.3%/yr); 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6 of loan paydown is wiped out by about $27 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 $252 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($819) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $819 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 94.75% ✓
• Cap rate: 896.20%
• Cash-on-cash: 3178.23%
• DSCR: 142.41
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 170.41×
• Total profit: $42,690
• Equity at exit: $134

10-year hold

• IRR: —
• Equity multiple: 426.36×
• Total profit: $107,190
• Equity at exit: $78

Cash invested: $252 (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: 135
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $14/yr
• Insurance: −$0
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $601

Break-even live

Break-even rent $92

Max offer price $900

Occupancy floor 25%

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: $225
• Closing costs: $27
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.03mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.08mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $900 Active 108 DOM
2. 2026-06-17
   days on market $900 Active 107 DOM
3. 2026-06-16
   days on market $900 Active 106 DOM
4. 2026-06-15
   days on market $900 Active 105 DOM
5. 2026-06-14
   days on market $900 Active 103 DOM
6. 2026-06-13
   days on market $900 Active 102 DOM
7. 2026-06-10
   days on market $900 Active 100 DOM
8. 2026-06-09
   days on market $900 Active 99 DOM
9. 2026-06-08
   days on market $900 Active 98 DOM
10. 2026-06-07
    days on market $900 Active 97 DOM
11. 2026-06-05
    days on market $900 Active 94 DOM
12. 2026-06-03
    days on market $900 Active 93 DOM
13. 2026-06-02
    days on market $900 Active 92 DOM
14. 2026-06-01
    days on market $900 Active 91 DOM
15. 2026-05-31
    days on market $900 Active 90 DOM
16. 2026-05-30
    days on market $900 Active 89 DOM
17. 2026-03-02
    listed $900 Active 925-char remark

    Show marketing remark (925 chars)

    Welcome to Bradley Hills Apartments! RENOVATED, GRANITE COUNTERTOPS, STAINLESS APPLIANCES & MORE! Our renovated apartments, on-site laundry facilities, and pet-friendly policy make us the perfect choice for those seeking a convenient and welcoming community. Contact us today to schedule a tour and see why Bradley Hills Apartments is the ideal place to call home in Flint, MI. $150 Non-Refundable Cleaning If approved, a one-time non-refundable pet fee of $250 per pet and a monthly pet fee of $25 per pet will be collected. Small dogs only. 12 month lease term Electricity is tenant responsibility. Renters Insurance is REQUIRED Water is $50 monthly with rent. Additional charge of $20 per occupant. Heating & cooling is with an electric mini-split in each bedroom and living room. Marketing Pictures are for various available units. CALL ------> [phone] ext. 4 TO APPLY ------> WWW. QRHPM. COM

18. 2026-03-02
    listed $900 Active

    Show marketing remark (925 chars)

    Welcome to Bradley Hills Apartments! RENOVATED, GRANITE COUNTERTOPS, STAINLESS APPLIANCES & MORE! Our renovated apartments, on-site laundry facilities, and pet-friendly policy make us the perfect choice for those seeking a convenient and welcoming community. Contact us today to schedule a tour and see why Bradley Hills Apartments is the ideal place to call home in Flint, MI. $150 Non-Refundable Cleaning If approved, a one-time non-refundable pet fee of $250 per pet and a monthly pet fee of $25 per pet will be collected. Small dogs only. 12 month lease term Electricity is tenant responsibility. Renters Insurance is REQUIRED Water is $50 monthly with rent. Additional charge of $20 per occupant. Heating & cooling is with an electric mini-split in each bedroom and living room. Marketing Pictures are for various available units. CALL ------> [phone] ext. 4 TO APPLY ------> WWW. QRHPM. COM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $10,233
• − Mortgage interest: −$50
• − Property taxes: −$14
• − Insurance: −$802
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$26
• Taxable income: $7,703
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $5,363/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