1003 N Linn St · Bay City, MI 48706

$117,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 63 Days on market

Built 1905 4,791 sqft lot $107/sqft · 25% above area Est $95k · 25% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• 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

Linn St Cutie!! don’t miss this opportunity! This great home is packed with updates and ready for its new owner. The bathroom has been completely remodeled with stylish, modern finishes. The beautiful eat-in kitchen features new flooring, an updated look, and a new dishwasher! Perfect for everyday living and entertaining. The living room offers abundant natural light and brand-new flooring, creating a warm and inviting space. Additional major updates include a new roof, new furnace, waterproofed basement, and updated electrical. Giving you true peace of mind. Enjoy the outdoors on the sweet side deck fresh for the summer activities. This move-in ready charmer offers worry-free living and incredible value. Call today to schedule your private showing!

Key facts

• New furnace
• New flooring
• New dishwasher

Tags

• COMPLETELY REMODELED BATHROOM
• NEW FLOORING
• NEW DISHWASHER
• NEW ROOF
• NEW FURNACE
• WATERPROOFED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 246 active listings in the ZIP; 2 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 $815 of loan paydown is wiped out by about $4k 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

• It's been on market 63 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,826 (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 1905 — 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: 1.16% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (median comp): $94,504
• List price: $117,900
• Delta: 24.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 N LINN St	0.14mi	3/1.5	1,029 (-6%)	2mo	$92,500	$90	79
1115 Litchfield St	0.18mi	3/1.0	1,012 (-8%)	3mo	$122,000	$121	76
1004 N Williams St	0.16mi	4/1.0 (+1)	1,020 (-7%)	4mo	$126,000	$124	72
402 State St	0.24mi	3/1.0	1,000 (-9%)	3mo	$109,000	$109	71
202 Elm St	0.40mi	3/1.0	1,040 (-6%)	1mo	$72,000	$69	71
905 N Dewitt St	0.29mi	2/1.0 (-1)	1,018 (-8%)	3mo	$130,000	$128	66
427 James St	0.65mi	3/1.0	1,088 (-1%)	3mo	$131,000	$120	65
118 AUSABLE STATE Rd	0.57mi	3/1.5	1,131 (+3%)	3mo	$155,000	$137	64
222 E Murphy St	0.70mi	3/1.0	1,156 (+5%)	3mo	$212,000	$183	57
705 Frost Dr	0.59mi	3/1.5	960 (-13%)	0mo	$175,000	$182	49
705 Sidney St	0.68mi	2/1.5 (-1)	1,008 (-8%)	0mo	$175,000	$174	47
305 Marston St	0.53mi	2/1.0 (-1)	948 (-14%)	4mo	$80,000	$84	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,768
• Equity at exit: $17,579

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $16,567
• Equity at exit: $10,194

Cash invested: $33,012 (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 48706

• Active inventory: 246
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $240

Break-even live

Break-even rent $1,062

Max offer price $117,900

Occupancy floor 77%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Washington Ave Bay City, MI	2.0	1.0	635	$1,675	$2.64	43d	1	0.82mi
800 McKinley St Bay City, MI	2.0	1.0	796	$925	$1.16	43d	1	1.47mi

Listing history 33 events

1. 2026-06-19
   days on market $117,900 Active 63 DOM
2. 2026-06-18
   days on market $117,900 Active 62 DOM
3. 2026-06-17
   days on market $117,900 Active 61 DOM
4. 2026-06-16
   days on market $117,900 Active 60 DOM
5. 2026-06-16
   price $117,900 Active 59 DOM
6. 2026-06-15
   days on market $122,900 Active 59 DOM
7. 2026-06-14
   days on market $122,900 Active 57 DOM
8. 2026-06-12
   days on market $122,900 Active 56 DOM
9. 2026-06-09
   days on market $122,900 Active 53 DOM
10. 2026-06-08
    days on market $122,900 Active 52 DOM
11. 2026-06-07
    days on market $122,900 Active 51 DOM
12. 2026-06-05
    days on market $122,900 Active 48 DOM
13. 2026-06-03
    days on market $122,900 Active 47 DOM
14. 2026-06-02
    days on market $122,900 Active 46 DOM
15. 2026-06-01
    days on market $122,900 Active 45 DOM
16. 2026-05-31
    days on market $122,900 Active 44 DOM
17. 2026-05-30
    days on market $122,900 Active 43 DOM
18. 2026-05-02
    price $123,900 766-char remark

    Show marketing remark (766 chars)

    Linn St Cutie!! don’t miss this opportunity! This great home is packed with updates and ready for its new owner. The bathroom has been completely remodeled with stylish, modern finishes. The beautiful eat-in kitchen features new flooring, an updated look, and a new dishwasher! Perfect for everyday living and entertaining. The living room offers abundant natural light and brand-new flooring, creating a warm and inviting space. Additional major updates include a new roof, new furnace, waterproofed basement, and updated electrical. Giving you true peace of mind. Enjoy the outdoors on the sweet side deck fresh for the summer activities. This move-in ready charmer offers worry-free living and incredible value. Call today to schedule your private showing!

19. 2026-04-17
    listed $125,900 Active 766-char remark

    Show marketing remark (766 chars)

    Linn St Cutie!! don’t miss this opportunity! This great home is packed with updates and ready for its new owner. The bathroom has been completely remodeled with stylish, modern finishes. The beautiful eat-in kitchen features new flooring, an updated look, and a new dishwasher! Perfect for everyday living and entertaining. The living room offers abundant natural light and brand-new flooring, creating a warm and inviting space. Additional major updates include a new roof, new furnace, waterproofed basement, and updated electrical. Giving you true peace of mind. Enjoy the outdoors on the sweet side deck fresh for the summer activities. This move-in ready charmer offers worry-free living and incredible value. Call today to schedule your private showing!

20. 2021-10-28
    soldstatus $79,900
21. 2021-10-15
    soldstatus $79,900 Closed 450-char remark

    Show marketing remark (450 chars)

    SELLER SAYS SELL!!!! just reduced price by $10,000!!!! Great home with many updates!! Bathroom completely remodeled. .. .updated and beautiful eat-in kitchen with new flooring and dishwasher. Living room has new flooring and lots of natural light. New roof, sweet side deck, above ground pool stays, basement has been water-proofed and electric updated, Worry free living!! Call today to see this charmer! Subject to sellers finding suitable housing.

22. 2021-08-06
    status Pending 450-char remark

    Show marketing remark (450 chars)

    SELLER SAYS SELL!!!! just reduced price by $10,000!!!! Great home with many updates!! Bathroom completely remodeled. .. .updated and beautiful eat-in kitchen with new flooring and dishwasher. Living room has new flooring and lots of natural light. New roof, sweet side deck, above ground pool stays, basement has been water-proofed and electric updated, Worry free living!! Call today to see this charmer! Subject to sellers finding suitable housing.

23. 2021-07-31
    price $79,900 450-char remark

    Show marketing remark (450 chars)

    SELLER SAYS SELL!!!! just reduced price by $10,000!!!! Great home with many updates!! Bathroom completely remodeled. .. .updated and beautiful eat-in kitchen with new flooring and dishwasher. Living room has new flooring and lots of natural light. New roof, sweet side deck, above ground pool stays, basement has been water-proofed and electric updated, Worry free living!! Call today to see this charmer! Subject to sellers finding suitable housing.

24. 2021-07-20
    price $89,000 450-char remark

    Show marketing remark (450 chars)

    SELLER SAYS SELL!!!! just reduced price by $10,000!!!! Great home with many updates!! Bathroom completely remodeled. .. .updated and beautiful eat-in kitchen with new flooring and dishwasher. Living room has new flooring and lots of natural light. New roof, sweet side deck, above ground pool stays, basement has been water-proofed and electric updated, Worry free living!! Call today to see this charmer! Subject to sellers finding suitable housing.

25. 2021-07-09
    listed $92,000 Active 450-char remark

    Show marketing remark (450 chars)

    SELLER SAYS SELL!!!! just reduced price by $10,000!!!! Great home with many updates!! Bathroom completely remodeled. .. .updated and beautiful eat-in kitchen with new flooring and dishwasher. Living room has new flooring and lots of natural light. New roof, sweet side deck, above ground pool stays, basement has been water-proofed and electric updated, Worry free living!! Call today to see this charmer! Subject to sellers finding suitable housing.

26. 2017-08-04
    soldstatus $44,999
27. 2015-10-22
    soldstatus $44,999
28. 2015-10-09
    soldstatus $44,900
29. 2015-05-27
    listed $44,999
30. 2002-01-15
    soldstatus $29,077
31. 2002-01-15
    soldstatus $29,077
32. 2001-03-23
    listed $27,000
33. 2001-03-23
    listed $27,000

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $16,391
• − Mortgage interest: −$6,604
• − Property taxes: −$2,057
• − Insurance: −$590
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,430
• Taxable income: $1,088
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $2,622/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
• City population: 25,635
• Population (ZIP): 38,756

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 16% Lithuanian 9% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -133.29%
• Current HPI: 203.6444
• Rent YoY: —
• Metro: —
• 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

+358.9% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $123,900 MiRealSource-MiMLS
• 2026-04-17 Listed $125,900 MiRealSource-MiMLS
• 2021-10-28 Sold (Public Records) $79,900 Public Records
• 2021-10-15 Sold (MLS) $79,900 MiRealSource-MiMLS
• 2021-08-06 Pending — MiRealSource-MiMLS
• 2021-07-31 Price Changed $79,900 MiRealSource-MiMLS
• 2021-07-20 Price Changed $89,000 MiRealSource-MiMLS
• 2021-07-09 Listed $92,000 MiRealSource-MiMLS
• 2017-08-04 Sold (Public Records) $44,999 Public Records
• 2015-10-22 Sold (Public Records) $44,999 Public Records
• 2015-10-09 Sold (MLS) $44,900 MiRealSource-MiMLS
• 2015-05-27 Listed $44,999 MiRealSource-MiMLS
• 2002-01-15 Sold (MLS) $29,077 REALCOMP
• 2002-01-15 Sold (MLS) $29,077 MiRealSource-MiMLS
• 2001-03-23 Listed $27,000 REALCOMP
• 2001-03-23 Listed $27,000 MiRealSource-MiMLS

Property tax history

+3.2%/yr

Latest (2025): $2,057 · +24.5% YoY. Source: county tax records.