2108 6th St · Bay City, MI 48708

$95,000

3 bd · 1.5 ba · 1,820 sqft · SingleFamily public records · 79 Days on market

Built 1920 0.31 ac lot $52/sqft · 44% below area Est $170k · 44% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

Key facts

• Quiet street
• Outdoor recreation
• Spacious lot

Tags

• QUIET STREET
• HISTORIC DISTRICT
• FIRST-FLOOR LAUNDRY
• SPACIOUS LOT
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.5% in Bay City — 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 68/100 on livability (#360 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities D, crime F.
• Bay City School District (urban): math 27% / reading 40% proficiency, ranked #317 of 540 in MI (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 39 units permitted in Bay County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bay County population projected at -21% 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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 $79k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1920 — 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 D-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: 1.40% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.78%
• DSCR: 1.66
• GRM: 5.9

CMA / ARV

• ARV (median comp): $170,474
• List price: $95,000
• Delta: -44.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2147 7th St	0.15mi	3/1.5	1,874 (+3%)	5mo	$189,000	$101	84
2229 7th St	0.17mi	3/2.0	1,888 (+4%)	1mo	$60,000	$32	83
2105 6th St	0.03mi	3/1.5	1,960 (+8%)	5mo	$199,900	$102	81
1912 5th Blvd	0.22mi	4/1.5 (+1)	1,921 (+6%)	5mo	$80,000	$42	71
109 N Johnson St	0.43mi	4/2.0 (+1)	1,842 (+1%)	1mo	$197,000	$107	70
523 N Trumbull St	0.08mi	3/1.0	2,068 (+14%)	5mo	$55,000	$27	68
1708 6th St	0.30mi	4/1.5 (+1)	1,704 (-6%)	6mo	$160,000	$94	66
212 N McLellan St	0.49mi	4/2.0 (+1)	1,746 (-4%)	0mo	$125,000	$72	63
1713 9th St	0.33mi	3/2.0	1,633 (-10%)	5mo	$130,000	$80	61
421 Harold St	0.71mi	3/1.0	1,762 (-3%)	2mo	$120,000	$68	58
2221 Carroll Rd	0.47mi	4/3.0 (+1)	1,773 (-3%)	6mo	$300,000	$169	58
507 S Johnson St	0.73mi	3/1.5	2,010 (+10%)	5mo	$180,000	$90	45

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $5,541
• Equity at exit: $14,165

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $31,955
• Equity at exit: $8,214

Cash invested: $26,600 (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 48708

• Home prices YoY: -30.9%
• Active inventory: 148
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $328

Break-even live

Break-even rent $918

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-13
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

2. 2026-05-13
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

3. 2026-05-09
   price $95,000 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

4. 2026-05-09
   price $95,000 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

5. 2026-05-08
   status Active 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

6. 2026-05-08
   status Active 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

7. 2026-05-03
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

8. 2026-05-03
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

9. 2026-04-22
   status Active 435-char remark

   Show marketing remark (435 chars)

   Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

10. 2026-04-22
    status Active 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

11. 2026-04-13
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

12. 2026-04-13
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

13. 2026-04-04
    status Active 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

14. 2026-04-04
    status Active 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

15. 2026-02-12
    historical Active Under Contract 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

16. 2026-02-12
    historical Keep Showing-Contgcy Appl 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

17. 2026-02-09
    listed $99,900 Active 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

18. 2026-02-09
    listed $99,900 Active 435-char remark

    Show marketing remark (435 chars)

    Located on a quiet street in the historic district this 3 bedroom, 1.5 bath home is centrally located in the heart of Bay City. Featuring charming, large rooms throughout, with first-floor laundry. Close to Carroll Park, schools, shopping and more. An additional spacious lot is available on the property, suitable for establishing a garden, outdoor recreation, or hosting events. Vinyl windows and possible wood flooring under carpet.

19. 2020-10-08
    soldstatus $78,900
20. 2020-10-07
    soldstatus $78,900
21. 2020-06-03
    listed $79,900

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,249 · $187/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 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,994
• − Mortgage interest: −$5,321
• − Property taxes: −$2,249
• − Insurance: −$475
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,764
• Taxable income: $2,625
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,302/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: Bay City School District
• NCES district ID: 2604260
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $43,833
• Composite: 28.47/100
• National rank: #6743
• State rank: #317 of 540 in MI

Livability — Bay City

• Score: 68/100
• State rank: #360
• US rank: #8912

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bay City, MI
• County: Bay County · 36,975 people
• City population: 25,635
• Metro: Bay City, MI
• Population (ZIP): 25,635
• Household income: $50,518
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 528.0

Population outlook (Bay County) Hauer SSP2

• Today (2025): 101,476 people
• By 2030: 98,152 · -3.3%
• By 2040: 89,711 · -11.6%
• By 2050: 80,614 · -20.6%
• By 2075: 60,544 · -40.3%
• By 2100: 41,603 · -59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 17% Lithuanian 7% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Bay

• 2024 margin: R (+14.7) · D 42.0% · R 56.7% · Other 1.3%
• 2008→2024 swing: -30.0pp toward R · 2008: 15.3pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+11.6 2016: R+12.6 2012: D+6.0 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.21%
• Current HPI: 183.5774
• Rent YoY: —
• Metro: Bay City, 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

+18.9% since first listed

21 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-09 Price Changed $95,000 MiRealSource-MiMLS
• 2026-05-09 Price Changed $95,000 REALCOMP
• 2026-05-08 Relisted — REALCOMP
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-03 Pending — REALCOMP
• 2026-05-03 Pending — MiRealSource-MiMLS
• 2026-04-22 Relisted — REALCOMP
• 2026-04-22 Relisted — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-04 Relisted — REALCOMP
• 2026-04-04 Relisted — MiRealSource-MiMLS
• 2026-02-12 Contingent — REALCOMP
• 2026-02-12 Contingent — MiRealSource-MiMLS
• 2026-02-09 Listed $99,900 REALCOMP
• 2026-02-09 Listed $99,900 MiRealSource-MiMLS
• 2020-10-08 Sold (Public Records) $78,900 Public Records
• 2020-10-07 Sold (MLS) $78,900 MiRealSource-MiMLS
• 2020-06-03 Listed $79,900 MiRealSource-MiMLS

Property tax history

+0.4%/yr

Latest (2025): $2,249 · -15.2% YoY. Source: county tax records.