600 Wilson St · Bay City, MI 48708

$47,500

3 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 168 Days on market

Built 1880 7,405 sqft lot ↓ 17% since listing

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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

3 bedroom 1 bath home offers room to grow. Make it your own! Deck for summer relaxation. Det garage for storage. Full basement. Vinyl siding. Needs some plumbing. prime candidate for a rehab to make it your own. NO UTILITIES ARE ON. Currently at auction, go to HUBZU.com for details.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1880

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Public sanitary sewer; Natural gas
• Home design: Residential property; 1½-story structure; Built in 1880; Facing information not provided
• Construction: Vinyl siding exterior; Basement foundation; Originally built in 1880
• Exterior features: Vinyl siding; Road frontage

Interior

• Kitchen: Kitchen on first level — 11 x 10, linoleum flooring; Dining room on first level with laminate flooring
• Bedrooms: Bedroom 1 (first level) — 11 x 12, carpet; Bedroom 2 (second level) — 10 x 11; Bedroom 3 (first level) — approx. width 11, carpet
• Flooring: Carpet in living room and bedrooms; Laminate in dining room; Linoleum in kitchen
• Bathrooms: 1 full bathroom (first level)
• Heating & cooling: Natural gas heat; Forced air heating
• Interior features: 7 total rooms; Full basement
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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 $328 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.62% ✓
• Cap rate: 21.61%
• Cash-on-cash: 54.71%
• DSCR: 3.43
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $109,359
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Wilson St	0.03mi	3/1.0	1,128 (-10%)	6mo	$130,000	$115	77
609 McCormick St	0.17mi	3/1.0	1,156 (-8%)	3mo	$75,000	$65	76
115 Webster St	0.13mi	2/1.5 (-1)	1,146 (-9%)	2mo	$90,000	$79	71
907 Michigan Ave	0.56mi	2/1.5 (-1)	1,252 (-0%)	3mo	$150,000	$120	63
1423 Stanton St	0.74mi	3/1.0	1,310 (+4%)	2mo	$113,650	$87	57
1301 Marsac St	0.47mi	3/1.5	1,128 (-10%)	5mo	$75,000	$66	55
1500 Wilson St	0.61mi	4/2.0 (+1)	1,160 (-8%)	0mo	$175,000	$151	49
808 19th St	0.60mi	3/1.0	1,439 (+14%)	2mo	$95,700	$67	46
1707 S Monroe St	0.65mi	4/1.0 (+1)	1,390 (+11%)	2mo	$151,000	$109	46
732 S Madison Ave	0.62mi	3/1.0	1,068 (-15%)	3mo	$117,100	$110	44
901 S Monroe St	0.66mi	4/1.0 (+1)	1,104 (-12%)	4mo	$41,500	$38	41
1609 S VanBuren St	0.72mi	3/1.5	1,104 (-12%)	5mo	$50,000	$45	39

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: 53.0%
• Equity multiple: 3.33×
• Total profit: $30,969
• Equity at exit: $7,082

10-year hold

• IRR: 58.2%
• Equity multiple: 6.78×
• Total profit: $76,887
• Equity at exit: $4,107

Cash invested: $13,300 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $606

Break-even live

Break-even rent $475

Max offer price $47,500

Occupancy floor 46%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 18th St Bay City, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.58mi

Listing history 22 events

1. 2026-06-19
   days on market $47,500 Active 168 DOM
2. 2026-06-18
   days on market $47,500 Active 167 DOM
3. 2026-06-17
   days on market $47,500 Active 166 DOM
4. 2026-06-16
   days on market $47,500 Active 165 DOM
5. 2026-06-15
   days on market $47,500 Active 164 DOM
6. 2026-06-14
   days on market $47,500 Active 162 DOM
7. 2026-06-12
   days on market $47,500 Active 161 DOM
8. 2026-06-09
   days on market $47,500 Active 158 DOM
9. 2026-06-08
   days on market $47,500 Active 157 DOM
10. 2026-06-07
    days on market $47,500 Active 156 DOM
11. 2026-06-05
    days on market $47,500 Active 153 DOM
12. 2026-06-03
    days on market $47,500 Active 152 DOM
13. 2026-06-02
    days on market $47,500 Active 151 DOM
14. 2026-06-01
    days on market $47,500 Active 150 DOM
15. 2026-05-31
    days on market $47,500 Active 149 DOM
16. 2026-05-30
    days on market $47,500 Active 148 DOM
17. 2026-05-22
    status Active
18. 2026-04-20
    status Pending
19. 2026-04-01
    historical
20. 2026-02-14
    price $47,500
21. 2025-12-18
    price $52,500
22. 2025-11-12
    listed $57,200 Active

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,277 · $106/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 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: $14,910
• − Mortgage interest: −$2,661
• − Property taxes: −$1,277
• − Insurance: −$238
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,382
• Taxable income: $6,968
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $5,604/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

-17.0% since first listed

6 events — show timeline

• 2026-05-22 Relisted — MiRealSource-MiMLS
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-02-14 Price Changed $47,500 MiRealSource-MiMLS
• 2025-12-18 Price Changed $52,500 MiRealSource-MiMLS
• 2025-11-12 Listed $57,200 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $1,277 · +24.5% YoY. Source: county tax records.