2229 7th St · Bay City, MI 48708

$52,000

3 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 6 Days on market

Built 1910 6,534 sqft lot $28/sqft · 73% below area

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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
• ARV discount +7.5/15.0
• 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

Rare opportunity to own this 3 bedroom/2 bath historical home in City of Bay City. 2 car Detached garage, full basement, dining room. Hardwood floors. Aluminum siding, covered front porch. Fenced backyard. No utilities are currently on. Close to downtown activities, shopping and restaurants. multiple offers currently highest and best due by 5/11/2026 3 pm make sure to include proof of funds

Key facts

• Covered front porch
• Historical home
• Full basement

Tags

• HISTORICAL HOME
• DETACHED GARAGE
• FULL BASEMENT
• DINING ROOM
• HARDWOOD FLOORS
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sanitary sewer; Natural gas
• Home design: Residential 2-story home; Built in 1910
• Construction: Basement foundation; Aluminum exterior; Roof information not provided
• Exterior features: Aluminum exterior construction; City/County paved street frontage; Road frontage (50')

Interior

• Kitchen: Main-level kitchen, 11 x 9, vinyl flooring; Main-level dining room, 15 x 12, wood flooring
• Bedrooms: Second-floor bedroom: 15 x 10, wood flooring; Second-floor bedroom: 13 x 11, wood flooring; Second-floor bedroom: 16 (width listed), wood flooring
• Flooring: Wood flooring in living room, dining room, bedrooms and one bathroom; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; First-floor bathroom present; Second-floor bathroom with wood flooring
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 11 total rooms; Full basement
• Laundry & utility: Basement present (full basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Cap rate 22.3% 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 $360 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1910 — 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: 2.56% ✓
• Cap rate: 22.29%
• Cash-on-cash: 57.13%
• DSCR: 3.54
• GRM: 3.3

CMA / ARV

• ARV (median comp): $191,861
• List price: $52,000
• Delta: -72.90%
• 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
2229 7th St	0.00mi	3/2.0	1,888 (0%)	1mo	$60,000	$32	99
2147 7th St	0.02mi	3/1.5	1,874 (-1%)	5mo	$189,000	$101	91
2105 6th St	0.19mi	3/1.5	1,960 (+4%)	5mo	$199,900	$102	78
1912 5th Blvd	0.38mi	4/1.5 (+1)	1,921 (+2%)	5mo	$80,000	$42	68
109 N Johnson St	0.51mi	4/2.0 (+1)	1,842 (-2%)	1mo	$197,000	$107	66
523 N Trumbull St	0.21mi	3/1.0	2,068 (+10%)	5mo	$55,000	$27	66
212 N McLellan St	0.60mi	4/2.0 (+1)	1,746 (-8%)	1mo	$125,000	$72	54
1713 9th St	0.47mi	3/2.0	1,633 (-14%)	5mo	$130,000	$80	52
1708 6th St	0.47mi	4/1.5 (+1)	1,704 (-10%)	6mo	$160,000	$94	50
421 Harold St	0.75mi	3/1.0	1,762 (-7%)	2mo	$120,000	$68	49
507 S Johnson St	0.75mi	3/1.5	2,010 (+6%)	5mo	$180,000	$90	48
76 Cedar Dr	0.69mi	2/1.5 (-1)	1,656 (-12%)	1mo	$160,000	$97	40

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: 55.6%
• Equity multiple: 3.45×
• Total profit: $35,740
• Equity at exit: $7,753

10-year hold

• IRR: 60.6%
• Equity multiple: 7.05×
• Total profit: $88,048
• Equity at exit: $4,496

Cash invested: $14,560 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $693

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 43%

Sensitivity live

Price	-10% $729	-5% $711	+0% $693	+5% $675	+10% $657
Rent	-10% $588	-5% $641	+0% $693	+5% $746	+10% $798
Rate	-1.0pp $719	-0.5pp $706	base $693	+0.5pp $680	+1.0pp $666

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending 393-char remark
2. 2026-05-06
   listed $52,000 Active 393-char remark
3. 2015-07-21
   soldstatus $198,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $15,987
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,513
• Taxable income: $7,964
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $6,406/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

-69.7% since first listed

4 events — show timeline

• 2026-05-22 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-06 Listed $52,000 MiRealSource-MiMLS
• 2015-07-21 Sold (Public Records) $198,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,284 · +9.0% YoY. Source: county tax records.