1101 S Farragut St · Bay City, MI 48708

$129,900

4 bd · 2.0 ba · 1,521 sqft · SingleFamily public records · 115 Days on market

Built 1913 5,663 sqft lot $85/sqft · at area comps Est $133k · at est. ↓ 7% since listing

---

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 +21.9/30.0
• ARV discount +8.7/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• 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 MLS

This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1913

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 34% 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 $898 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 115 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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: 1.11% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (median comp): $133,384
• List price: $129,900
• Delta: -2.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 S Jackson St	0.36mi	3/2.0 (-1)	1,511 (-1%)	4mo	$179,900	$119	74
1808 S Farragut St	0.46mi	3/2.0 (-1)	1,498 (-2%)	1mo	$210,000	$140	70
1611 S Grant St	0.35mi	3/2.0 (-1)	1,426 (-6%)	2mo	$112,500	$79	67
905 S Monroe St	0.30mi	4/1.0	1,687 (+11%)	0mo	$146,500	$87	64
414 S Jackson St	0.54mi	3/1.0 (-1)	1,500 (-1%)	2mo	$109,900	$73	62
1707 S Monroe St	0.43mi	4/1.0	1,390 (-9%)	2mo	$151,000	$109	60
808 19th St	0.46mi	3/1.0 (-1)	1,439 (-5%)	2mo	$95,700	$67	59
414 S Monroe St	0.55mi	4/2.0	1,638 (+8%)	5mo	$133,500	$82	58
309 Harold St	0.68mi	4/1.0	1,452 (-4%)	2mo	$111,500	$77	55
407 S Jackson St	0.54mi	4/1.0	1,650 (+8%)	4mo	$45,000	$27	53
2011 S Sherman St	0.61mi	3/1.5 (-1)	1,344 (-12%)	1mo	$169,600	$126	44
1200 Fitzhugh St	0.45mi	3/1.0 (-1)	1,716 (+13%)	5mo	$47,500	$28	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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,034
• Equity at exit: $19,369

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,888
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $204

Break-even live

Break-even rent $1,184

Max offer price $129,900

Occupancy floor 81%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-02
   days on market $129,900 Active 115 DOM
2. 2026-06-01
   days on market $129,900 Active 114 DOM
3. 2026-05-31
   days on market $129,900 Active 113 DOM
4. 2026-05-30
   days on market $129,900 Active 112 DOM
5. 2026-04-10
   price $129,900 687-char remark

   Show marketing remark (687 chars)

   This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

6. 2026-04-09
   status Active 687-char remark

   Show marketing remark (688 chars)

   This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

7. 2026-04-09
   status Active 688-char remark

   Show marketing remark (688 chars)

   This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

8. 2026-04-09
   price $129,900 688-char remark

   Show marketing remark (688 chars)

   This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

9. 2026-04-07
   historical 687-char remark

   Show marketing remark (687 chars)

   This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

10. 2026-03-06
    price $139,900 687-char remark

    Show marketing remark (688 chars)

    This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

11. 2026-03-06
    price $139,900 688-char remark

    Show marketing remark (688 chars)

    This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

12. 2026-02-06
    listed $144,900 Active 687-char remark

    Show marketing remark (688 chars)

    This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

13. 2026-02-06
    listed $144,900 Active 688-char remark

    Show marketing remark (688 chars)

    This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

14. 2026-02-05
    historical $144,900 687-char remark

    Show marketing remark (687 chars)

    This 4-bedroom, 2-bath home offers comfort and everyday functionality. Step inside to find newer paint complemented by plenty of natural light that creates a bright, welcoming atmosphere. The kitchen features newer appliances, making daily living and entertaining easy and efficient. Enjoy relaxing mornings and evenings on the large, covered front porch, overlooking a beautiful corner lot with attractive landscaping. The nicely sized fenced-in yard and a deck , providing a great outdoor space for entertaining, pets, or play. Additional highlights include newer windows, a newer roof (approximately 11 years old), and a 1.5-car detached garage offering extra storage and convenience.

15. 2023-09-18
    soldstatus $130,000 Sold
16. 2023-09-18
    soldstatus $130,000 Closed
17. 2023-09-18
    soldstatus $130,000
18. 2023-09-03
    status Pending
19. 2023-09-03
    status Pending
20. 2023-08-30
    price $129,000
21. 2023-08-30
    price $129,000
22. 2023-08-01
    listed $139,900 Active
23. 2023-08-01
    listed $139,900 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: $2,396 · $200/mo
• Projected year-2 tax: $2,396 · $200/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,296
• − Mortgage interest: −$7,276
• − Property taxes: −$2,396
• − Insurance: −$650
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,779
• Taxable income: $428
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,341/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

-7.1% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-09 Relisted — MiRealSource-MiMLS
• 2026-04-09 Relisted — REALCOMP
• 2026-04-09 Price Changed $129,900 REALCOMP
• 2026-04-07 Listing Removed — MiRealSource-MiMLS
• 2026-03-06 Price Changed $139,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $139,900 REALCOMP
• 2026-02-06 Listed $144,900 MiRealSource-MiMLS
• 2026-02-06 Listed $144,900 REALCOMP
• 2026-02-05 Coming Soon $144,900 MiRealSource-MiMLS
• 2023-09-18 Sold (Public Records) $130,000 Public Records
• 2023-09-18 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2023-09-18 Sold (MLS) $130,000 REALCOMP
• 2023-09-03 Pending — REALCOMP
• 2023-09-03 Pending — MiRealSource-MiMLS
• 2023-08-30 Price Changed $129,000 MiRealSource-MiMLS
• 2023-08-30 Price Changed $129,000 REALCOMP
• 2023-08-01 Listed $139,900 MiRealSource-MiMLS
• 2023-08-01 Listed $139,900 REALCOMP

Property tax history

+3.3%/yr

Latest (2025): $2,396 · -15.2% YoY. Source: county tax records.