1201 W Jenny St · Bay City, MI 48706

$69,900

3 bd · 1.5 ba · 1,116 sqft · SingleFamily public records · 60 Days on market

Built 1920 7,405 sqft lot $63/sqft · 44% below area Est $125k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

newer furnace HWheater and electrical service now jus t need you finish off as our own kitchen and bath are gutted ready to be redone full upper attic has 1 older finished room closet stairs to access endless possibilities here take it to a new level by adding a finished level. has afenced back yard deck and garage workshop zoned O-1 giving you some in home office possibilities great opportunity here

Key facts

• Newer furnace
• Hwheater
• Fenced back yard

Tags

• NEWER FURNACE
• HWHEATER
• ELECTRICAL SERVICE
• FENCED BACK YARD
• DECK
• GARAGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Bangor Township Schools (suburban): math 26% / reading 46% proficiency, ranked #271 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 246 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $32k; list at $70k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.78% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.09%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

• ARV (median comp): $124,770
• List price: $69,900
• Delta: -43.98%
• 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
1507 W White St	0.26mi	3/1.0	1,056 (-5%)	0mo	$175,000	$166	76
604 S Barclay St	0.25mi	3/1.0	1,003 (-10%)	1mo	$127,000	$127	69
607 W Jenny St	0.28mi	3/1.0	1,236 (+11%)	3mo	$100,000	$81	64
214 S Warner St	0.46mi	3/1.0	1,042 (-7%)	4mo	$113,000	$108	62
215 S Kiesel St	0.36mi	2/1.0 (-1)	1,041 (-7%)	7mo	$140,000	$134	60
4543 Westfield Ct	0.66mi	3/1.0	1,100 (-1%)	7mo	$145,000	$132	59
315 S Alp St	0.29mi	2/2.0 (-1)	1,223 (+10%)	6mo	$130,000	$106	59
313 S Alp St	0.29mi	2/2.0 (-1)	981 (-12%)	1mo	$165,000	$168	58
312 S Barclay St	0.15mi	2/1.0 (-1)	1,271 (+14%)	7mo	$160,000	$126	57
3118 E Fisher Rd	0.61mi	2/1.5 (-1)	1,056 (-5%)	2mo	$155,000	$147	56
304 S Erie St	0.55mi	3/1.0	1,011 (-9%)	3mo	$90,000	$89	54
613 S Wenona Ave	0.66mi	2/1.0 (-1)	992 (-11%)	0mo	$92,000	$93	43

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $16,873
• Equity at exit: $10,422

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $51,159
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $442

Break-even live

Break-even rent $687

Max offer price $69,900

Occupancy floor 60%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $69,900 Active 60 DOM
2. 2026-06-18
   days on market $69,900 Active 59 DOM
3. 2026-06-17
   days on market $69,900 Active 58 DOM
4. 2026-06-16
   days on market $69,900 Active 57 DOM
5. 2026-06-15
   days on market $69,900 Active 56 DOM
6. 2026-06-14
   days on market $69,900 Active 54 DOM
7. 2026-06-12
   days on market $69,900 Active 53 DOM
8. 2026-06-09
   days on market $69,900 Active 50 DOM
9. 2026-06-08
   days on market $69,900 Active 49 DOM
10. 2026-06-07
    days on market $69,900 Active 48 DOM
11. 2026-06-03
    days on market $69,900 Active 44 DOM
12. 2026-06-02
    days on market $69,900 Active 43 DOM
13. 2026-06-01
    days on market $69,900 Active 42 DOM
14. 2026-05-31
    days on market $69,900 Active 41 DOM
15. 2026-05-30
    days on market $69,900 Active 40 DOM
16. 2026-04-19
    listed $69,900 Active 406-char remark

    Show marketing remark (406 chars)

    newer furnace HWheater and electrical service now jus t need you finish off as our own kitchen and bath are gutted ready to be redone full upper attic has 1 older finished room closet stairs to access endless possibilities here take it to a new level by adding a finished level. has afenced back yard deck and garage workshop zoned O-1 giving you some in home office possibilities great opportunity here

17. 2021-05-28
    soldstatus $32,500 Closed 157-char remark

    Show marketing remark (157 chars)

    ESTATE COULD BE USED AS A RENTAL- 3 BEDROOMS, LARGE LIVING ROOM, FENCED BACK YARD, BACK DECK. CAN DRIVE ONTO DRIVEWAY EAST OF PROPERTY TO GET INTO DRIVEWAY.

18. 2021-05-13
    status Pending 157-char remark

    Show marketing remark (157 chars)

    ESTATE COULD BE USED AS A RENTAL- 3 BEDROOMS, LARGE LIVING ROOM, FENCED BACK YARD, BACK DECK. CAN DRIVE ONTO DRIVEWAY EAST OF PROPERTY TO GET INTO DRIVEWAY.

19. 2021-05-10
    status Active 157-char remark

    Show marketing remark (157 chars)

    ESTATE COULD BE USED AS A RENTAL- 3 BEDROOMS, LARGE LIVING ROOM, FENCED BACK YARD, BACK DECK. CAN DRIVE ONTO DRIVEWAY EAST OF PROPERTY TO GET INTO DRIVEWAY.

20. 2021-05-09
    historical Keep Showing-Contgcy Appl 157-char remark

    Show marketing remark (157 chars)

    ESTATE COULD BE USED AS A RENTAL- 3 BEDROOMS, LARGE LIVING ROOM, FENCED BACK YARD, BACK DECK. CAN DRIVE ONTO DRIVEWAY EAST OF PROPERTY TO GET INTO DRIVEWAY.

21. 2021-05-05
    price $39,900 157-char remark

    Show marketing remark (157 chars)

    ESTATE COULD BE USED AS A RENTAL- 3 BEDROOMS, LARGE LIVING ROOM, FENCED BACK YARD, BACK DECK. CAN DRIVE ONTO DRIVEWAY EAST OF PROPERTY TO GET INTO DRIVEWAY.

22. 2021-04-07
    listed $43,900 Active 157-char remark

    Show marketing remark (157 chars)

    ESTATE COULD BE USED AS A RENTAL- 3 BEDROOMS, LARGE LIVING ROOM, FENCED BACK YARD, BACK DECK. CAN DRIVE ONTO DRIVEWAY EAST OF PROPERTY TO GET INTO DRIVEWAY.

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,761 · $147/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 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: $14,952
• − Mortgage interest: −$3,915
• − Property taxes: −$1,761
• − Insurance: −$350
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,033
• Taxable income: $4,500
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,223/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: Bangor Township Schools
• NCES district ID: 2603900
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $44,665
• Composite: 30.59/100
• National rank: #6200
• State rank: #271 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

• 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

+59.2% since first listed

7 events — show timeline

• 2026-04-19 Listed $69,900 MiRealSource-MiMLS
• 2021-05-28 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2021-05-13 Pending — MiRealSource-MiMLS
• 2021-05-10 Relisted — MiRealSource-MiMLS
• 2021-05-09 Contingent — MiRealSource-MiMLS
• 2021-05-05 Price Changed $39,900 MiRealSource-MiMLS
• 2021-04-07 Listed $43,900 MiRealSource-MiMLS

Property tax history

+4.7%/yr

Latest (2025): $1,761 · -30.6% YoY. Source: county tax records.