706 Oak St · Essexville, MI 48732

$82,300

1 bd · 1.0 ba · 536 sqft · SingleFamily · 1 Days on market

Built 1966 5,662 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and quaint, this one-bedroom, one-bath home offers comfortable living with a cozy feel. Whether you're looking for a starter home, downsizing, or seeking an investment opportunity, this property provides simplicity and convenience in a desirable Essexville location. Enjoy easy maintenance, functional living space, and the opportunity to make it your own. Call for a personal showing today!

Key facts

• 5,662 sq ft lot
• Built 1966

Property features AI

Exterior

• Utilities: Public water; Public sanitary sewer; Natural gas available
• Home design: Residential single-story home; Built in 1966
• Construction: Vinyl siding exterior; Basement foundation; Built in 1966
• Exterior features: Vinyl siding; Road frontage

Interior

• Kitchen: Main-level kitchen (10 x 9); Breakfast nook on main level (7 x 3) with slate flooring
• Bedrooms: Main-level bedroom (11 x 8) with carpet flooring
• Flooring: Carpet in bedroom and living room; Slate in breakfast nook
• Bathrooms: One full bathroom on the main level (approx. 6 x 6)
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling; Natural gas heat source
• Interior features: Total of 5 rooms; Basement present

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $82k).
• Cap rate 9.5% vs local median 4.3% in Essexville — 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 (#165 in MI, #4,369 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Essexville-Hampton Public Schools (suburban): math 29% / reading 49% proficiency, ranked #217 of 540 in MI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 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 $569 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 $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $82,300

Questions for the listing agent

1. Built in 1966 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $823
• Equity at exit: $12,271

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $18,953
• Equity at exit: $7,116

Cash invested: $23,044 (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 48732

• Home prices YoY: -21.6%
• Active inventory: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$432
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $222

Break-even live

Break-even rent $693

Max offer price $82,300

Occupancy floor 72%

Sensitivity live

Price	-10% $269	-5% $246	+0% $222	+5% $199	+10% $176
Rent	-10% $145	-5% $184	+0% $222	+5% $261	+10% $299
Rate	-1.0pp $264	-0.5pp $243	base $222	+0.5pp $201	+1.0pp $179

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: $20,575
• Closing costs: $2,469
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 400-char remark
2. 2026-06-18
   listed $82,300 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: $977 · $81/mo
• Projected year-2 tax: $1,122 · $94/mo
• Expected delta: +$145/yr (+$12/mo · 14.9%)

ⓘ 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 ≥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: $11,690
• − Mortgage interest: −$4,610
• − Property taxes: −$977
• − Insurance: −$412
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,394
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,325/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: Essexville-Hampton Public Schools
• NCES district ID: 2613530
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $52,936
• Composite: 33.87/100
• National rank: #5349
• State rank: #217 of 540 in MI

Livability — Essexville

• Score: 74/100
• State rank: #165
• US rank: #4369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Essexville, MI
• County: Bay County · 36,975 people
• Metro: Bay City, MI
• Population (ZIP): 11,340
• Household income: $57,903
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 200.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 15% Lithuanian 11% English 2%
• Foreign-born: 0%
• Languages at home: 99% 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: ▼ -52.53%
• Current HPI: 191.1777
• 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

1 event — show timeline

• 2026-06-17 Listed $82,300 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $977 · +3.0% YoY. Source: county tax records.