1113 S Grant St · Bay City, MI 48708

$85,000

2 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 54 Days on market

Built 1897 5,663 sqft lot Est $157k · 46% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

Key facts

• 5,663 sq ft lot
• Garage
• Built 1897

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $85k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $156,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 S Sherman St	0.21mi	3/1.5 (+1)	1,206 (-8%)	6mo	$147,000	$122	66
907 Michigan Ave	0.48mi	2/1.5	1,252 (-4%)	3mo	$150,000	$120	66
810 S Farragut St	0.19mi	3/1.5 (+1)	1,194 (-9%)	6mo	$83,000	$70	65
808 19th St	0.39mi	3/1.0 (+1)	1,439 (+10%)	2mo	$95,700	$67	58
2011 S Sherman St	0.66mi	3/1.5 (+1)	1,344 (+3%)	1mo	$169,600	$126	56
1611 S Grant St	0.39mi	3/2.0 (+1)	1,426 (+9%)	2mo	$112,500	$79	56
501 S McLellan St	0.51mi	3/1.0 (+1)	1,176 (-10%)	4mo	$153,000	$130	51
701 15th St	0.60mi	3/1.5 (+1)	1,232 (-6%)	6mo	$115,540	$94	50
414 S Jackson St	0.48mi	3/1.0 (+1)	1,500 (+15%)	2mo	$109,900	$73	46
1808 S Farragut St	0.51mi	3/2.0 (+1)	1,498 (+15%)	1mo	$210,000	$140	42
316 Fraser St	0.68mi	3/1.0 (+1)	1,158 (-11%)	7mo	$60,000	$52	38
2107 S Jefferson St	0.71mi	3/2.5 (+1)	1,200 (-8%)	7mo	$159,900	$133	37

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $3,856
• Equity at exit: $12,674

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $26,095
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $277

Break-even live

Break-even rent $736

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• 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	0.50mi

Listing history 18 events

1. 2026-01-11
   status Pending 946-char remark

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

2. 2026-01-11
   status Pending 946-char remark

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

3. 2026-01-11
   status Pending

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

4. 2025-12-10
   price $85,000 946-char remark

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

5. 2025-12-10
   price $85,000 946-char remark

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

6. 2025-12-10
   price $85,000

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

7. 2025-11-17
   listed $124,900 Active 946-char remark

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

8. 2025-11-17
   listed $124,900 Active 946-char remark

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

9. 2025-11-17
   listed $124,900 Active

   Show marketing remark (946 chars)

   Welcome to 1113 South Grant Street--a two-story home nestled in the heart of Bay City's historic Polish Town neighborhood. This charming property offers three spacious bedrooms plus a den, a large eat-in kitchen, and a full bathroom, providing comfort and versatility for any lifestyle. Additionally, the property benefits from a main floor primary bedroom along with laundry hook up in the unfinished basement. A generous fenced-in yard is perfect for pets, gatherings, or relaxing outdoors, along with the one-car garage that includes extra storage space for tools, toys, or seasonal items. Located just minutes from Downtown Bay City, you'll enjoy easy access to the area's vibrant scene. Explore the beautiful Lake Huron shoreline, fantastic restaurants, breweries, charming antique shops, and more. Bay City is known for its welcoming atmosphere, walkable streets, and small-town charm--making this a wonderful place to call home. AS IS SALE

10. 2019-02-28
    historical
11. 2019-02-28
    historical
12. 2018-12-18
    listed $49,900
13. 2018-12-18
    listed $49,900
14. 2009-12-08
    soldstatus $54,000
15. 2009-12-02
    soldstatus $54,000
16. 2009-04-02
    listed $59,900
17. 2009-03-22
    historical
18. 2008-09-22
    listed $64,500

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$54/yr (+$4/mo · 4.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $13,032
• − Mortgage interest: −$4,761
• − Property taxes: −$1,202
• − Insurance: −$425
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,473
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,819/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

+31.8% since first listed

18 events — show timeline

• 2026-01-11 Pending — MiRealSource-MiMLS
• 2026-01-11 Pending — REALCOMP
• 2026-01-11 Pending — SW Michigan MLS
• 2025-12-10 Price Changed $85,000 MiRealSource-MiMLS
• 2025-12-10 Price Changed $85,000 REALCOMP
• 2025-12-10 Price Changed $85,000 SW Michigan MLS
• 2025-11-17 Listed $124,900 SW Michigan MLS
• 2025-11-17 Listed $124,900 REALCOMP
• 2025-11-17 Listed $124,900 MiRealSource-MiMLS
• 2019-02-28 Listing Removed — MiRealSource-MiMLS
• 2019-02-28 Listing Removed — REALCOMP
• 2018-12-18 Listed $49,900 MiRealSource-MiMLS
• 2018-12-18 Listed $49,900 REALCOMP
• 2009-12-08 Sold (Public Records) $54,000 Public Records
• 2009-12-02 Sold (MLS) $54,000 MiRealSource-MiMLS
• 2009-04-02 Listed $59,900 MiRealSource-MiMLS
• 2009-03-22 Listing Removed — MiRealSource-MiMLS
• 2008-09-22 Listed $64,500 MiRealSource-MiMLS

Property tax history

-0.4%/yr

Latest (2025): $1,202 · -15.2% YoY. Source: county tax records.