2017 Marsac St · Bay City, MI 48708

$79,000

1 bd · 1.0 ba · 675 sqft · SingleFamily public records · 10 Days on market

Built 1945 5,662 sqft lot Est $66k · 19% over

---

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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine one bedroom home, completely updated with fresh paint, carpet/flooring and light fixtures throughout. Brand new stove, refrigerator and thermostat. 16 x 16 living room, 12 x 10 bedroom. Updated bath features jetted tub! 12 inches of insulation will keep heating cost very low. Also includes washer and dryer! Fully fenced yard, covered patio and generous 18 x 24 garage with door opener, electric and room for workshop. . Hurry on this one! Why rent? Great starter or investment opportunity.

Key facts

• Updated bath
• Fenced yard
• Covered patio

Tags

• COVERED PATIO
• FENCED YARD
• UPDATED FURNACE
• UPDATED BATH
• ENERGY EFFICIENT

Property features AI

Finance

• Other: Property type: Residential; Lot acreage approximately 0.13 acres (50 frontage)

Exterior

• Parking: Detached garage with electricity (1 car)
• Utilities: Public water; Public sanitary sewer; Natural gas service; Gas water heater; Forced air heating
• Home design: Residential single-story home; Built in 1945; Entry and main living on the first floor; Facing east (side of street: E)
• Construction: Vinyl siding construction; Crawl space foundation; Built in 1945
• Exterior features: Vinyl siding; Road frontage

Interior

• Kitchen: Range/oven; Refrigerator; Vinyl floor in the kitchen (13 x 8)
• Bedrooms: Primary bedroom on the first floor (12 x 10) with carpet
• Flooring: Carpet in bedroom and living room; Vinyl in kitchen
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Natural gas fuel; Gas water heater
• Interior features: Carpeted living areas

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($892 rent vs $79k).
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; 39 units permitted in Bay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $50k; list at $79k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $66,150
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Braddock St	0.16mi	2/1.0 (+1)	700 (+4%)	21mo	$64,900	$93	64
2313 S Jefferson St	0.53mi	2/1.0 (+1)	690 (+2%)	13mo	$80,000	$116	56
1414 Marsac St	0.43mi	2/1.0 (+1)	740 (+10%)	18mo	$47,000	$64	44
403 Polk St	0.63mi	2/1.0 (+1)	748 (+11%)	7mo	$69,000	$92	42
805 Taylor St	0.54mi	2/1.0 (+1)	768 (+14%)	7mo	$105,500	$137	41
303 Harrison St	0.54mi	2/1.0 (+1)	724 (+7%)	20mo	$71,000	$98	41
1802 Garfield Rd	0.73mi	2/1.0 (+1)	600 (-11%)	18mo	$109,835	$183	27

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,262
• Equity at exit: $11,779

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $11,628
• Equity at exit: $6,830

Cash invested: $22,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $165

Break-even live

Break-even rent $683

Max offer price $79,000

Occupancy floor 76%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Polk St Bay City, MI	2.0	1.0	748	$1,000	$1.34	44d	1	0.64mi

Listing history 7 events

1. 2026-06-14
   statusdays on market $79,000 Pending 10 DOM
2. 2026-06-12
   statusdays on market $79,000 Keep Showing-Contgcy Appl 9 DOM
3. 2026-06-09
   days on market $79,000 Active 6 DOM
4. 2026-06-08
   days on market $79,000 Active 5 DOM
5. 2026-06-07
   days on market $79,000 Active 4 DOM
6. 2026-06-05
   remarks 390-char remark
7. 2026-06-05
   listed $79,000 Active 1 DOM

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$56/yr (+$5/mo · 5.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $10,703
• − Mortgage interest: −$4,425
• − Property taxes: −$1,105
• − Insurance: −$395
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,298
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $1,800/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

+164.2% since first listed

12 events — show timeline

• 2026-06-03 Listed $79,000 MiRealSource-MiMLS
• 2025-04-16 Listing Removed — MiRealSource-MiMLS
• 2025-04-16 Price Changed $75,000 MiRealSource-MiMLS
• 2025-01-14 Contingent — MiRealSource-MiMLS
• 2025-01-06 Listed $69,000 MiRealSource-MiMLS
• 2021-06-01 Sold (Public Records) $49,900 Public Records
• 2021-05-28 Sold (MLS) $49,900 MiRealSource-MiMLS
• 2021-04-21 Listing Removed — MiRealSource-MiMLS
• 2021-04-19 Listed $49,900 MiRealSource-MiMLS
• 2018-11-15 Sold (Public Records) $24,500 Public Records
• 2018-11-08 Sold (MLS) $24,500 MiRealSource-MiMLS
• 2018-03-05 Listed $29,900 MiRealSource-MiMLS

Property tax history

+4.6%/yr

Latest (2025): $1,105 · +3.0% YoY. Source: county tax records.