110 Marquette St · Bay City, MI 48706

$120,000

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 96 Days on market

Built 1908 5,662 sqft lot $84/sqft · 13% above area Est $106k · 13% over

---

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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.0/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the timeless charm of this lovely, historical Craftsman-style home, offering 3 spacious bedrooms and 1,422 sq ft of beautifully preserved character. From the moment you arrive, the classic architecture and inviting front porch set the tone for relaxed living and warm gatherings. Inside, you’ll find gleaming hardwood floors, rich wood details, and sunlit rooms that blend vintage craftsmanship with everyday comfort. Each space feels thoughtfully designed, offering both coziness and functionality—perfect for quiet mornings, lively dinners, or simply unwinding at home. The relaxing porch is a true highlight, ideal for sipping coffee, reading a book, or enjoying peaceful evenings in a neighborhood that feels rooted in history and community. Maintenance Free Vinyl Siding. If you’re looking for a home with soul, style, and enduring appeal, this Craftsman gem is ready to welcome you. Call the Agent Today.

Key facts

• Rich wood details
• Inviting front porch
• Relaxing porch

Tags

• HISTORICAL CRAFTSMAN STYLE
• INVITING FRONT PORCH
• GLEAMING HARDWOOD FLOORS
• RICH WOOD DETAILS
• SUNLIT ROOMS
• RELAXING PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 246 active listings in the ZIP; 2 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 $830 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 96 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1908 — 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: 1.20% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $105,734
• List price: $120,000
• Delta: 13.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 LITCHFIELD St	0.12mi	4/1.0 (+1)	1,422 (0%)	0mo	$119,900	$84	89
208 State St	0.27mi	3/1.5	1,400 (-2%)	7mo	$104,000	$74	78
811 N Walnut St	0.40mi	4/1.0 (+1)	1,416 (-0%)	0mo	$130,000	$92	75
700 E Fulton St	0.49mi	4/1.0 (+1)	1,406 (-1%)	1mo	$103,000	$73	70
900 E Fulton St	0.47mi	3/2.0	1,426 (+0%)	8mo	$40,000	$28	67
104 King St	0.19mi	3/1.5	1,600 (+12%)	3mo	$159,900	$100	66
1009 N Wenona St	0.72mi	3/1.5	1,437 (+1%)	8mo	$199,900	$139	56
401 E Florence St	0.37mi	3/2.0	1,248 (-12%)	4mo	$125,000	$100	55
307 N Warner St	0.62mi	4/2.5 (+1)	1,492 (+5%)	0mo	$142,000	$95	51
204 Elm St	0.73mi	3/2.0	1,520 (+7%)	1mo	$143,000	$94	49
1103 N Dean St	0.67mi	3/2.5	1,584 (+11%)	10mo	$159,000	$100	36
203 W Jenny St	0.70mi	3/2.5	1,233 (-13%)	7mo	$190,000	$154	34

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-825
• Equity at exit: $17,892

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,350
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $292

Break-even live

Break-even rent $1,074

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Washington Ave Bay City, MI	2.0	1.0	635	$1,675	$2.64	43d	1	0.43mi
600 18th St Bay City, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.43mi

Listing history 29 events

1. 2026-06-19
   days on market $120,000 Active 96 DOM
2. 2026-06-18
   days on market $120,000 Active 95 DOM
3. 2026-06-17
   days on market $120,000 Active 94 DOM
4. 2026-06-16
   days on market $120,000 Active 93 DOM
5. 2026-06-15
   days on market $120,000 Active 92 DOM
6. 2026-06-14
   days on market $120,000 Active 90 DOM
7. 2026-06-12
   pricedays on market $120,000 Active 89 DOM
8. 2026-06-09
   days on market $125,000 Active 86 DOM
9. 2026-06-08
   days on market $125,000 Active 85 DOM
10. 2026-06-07
    days on market $125,000 Active 84 DOM
11. 2026-06-05
    days on market $125,000 Active 81 DOM
12. 2026-06-03
    days on market $125,000 Active 80 DOM
13. 2026-06-02
    days on market $125,000 Active 79 DOM
14. 2026-06-01
    days on market $125,000 Active 78 DOM
15. 2026-05-31
    days on market $125,000 Active 77 DOM
16. 2026-05-30
    days on market $125,000 Active 76 DOM
17. 2026-04-09
    price $125,000 938-char remark

    Show marketing remark (938 chars)

    Step into the timeless charm of this lovely, historical Craftsman-style home, offering 3 spacious bedrooms and 1,422 sq ft of beautifully preserved character. From the moment you arrive, the classic architecture and inviting front porch set the tone for relaxed living and warm gatherings. Inside, you’ll find gleaming hardwood floors, rich wood details, and sunlit rooms that blend vintage craftsmanship with everyday comfort. Each space feels thoughtfully designed, offering both coziness and functionality—perfect for quiet mornings, lively dinners, or simply unwinding at home. The relaxing porch is a true highlight, ideal for sipping coffee, reading a book, or enjoying peaceful evenings in a neighborhood that feels rooted in history and community. Maintenance Free Vinyl Siding. If you’re looking for a home with soul, style, and enduring appeal, this Craftsman gem is ready to welcome you. Call the Agent Today.

18. 2026-03-15
    listed $129,000 Active 938-char remark

    Show marketing remark (938 chars)

    Step into the timeless charm of this lovely, historical Craftsman-style home, offering 3 spacious bedrooms and 1,422 sq ft of beautifully preserved character. From the moment you arrive, the classic architecture and inviting front porch set the tone for relaxed living and warm gatherings. Inside, you’ll find gleaming hardwood floors, rich wood details, and sunlit rooms that blend vintage craftsmanship with everyday comfort. Each space feels thoughtfully designed, offering both coziness and functionality—perfect for quiet mornings, lively dinners, or simply unwinding at home. The relaxing porch is a true highlight, ideal for sipping coffee, reading a book, or enjoying peaceful evenings in a neighborhood that feels rooted in history and community. Maintenance Free Vinyl Siding. If you’re looking for a home with soul, style, and enduring appeal, this Craftsman gem is ready to welcome you. Call the Agent Today.

19. 2024-07-11
    soldstatus $112,000 Closed 441-char remark

    Show marketing remark (441 chars)

    * * OPEN HOUSE Wednesday 6/5 from 5-630Pm * * Welcome to this charming Bay City home! This delightful 3-bedroom house features an updated kitchen with new appliances and a cozy breakfast nook, an updated bathroom, and a spacious living and dining room with beautiful hardwood floors and a fireplace. The unfinished basement offers plenty of storage and potential for customization. Outside, you'll find a fenced-in yard nicely landscaped.

20. 2024-07-11
    soldstatus $112,000

    Show marketing remark (441 chars)

    * * OPEN HOUSE Wednesday 6/5 from 5-630Pm * * Welcome to this charming Bay City home! This delightful 3-bedroom house features an updated kitchen with new appliances and a cozy breakfast nook, an updated bathroom, and a spacious living and dining room with beautiful hardwood floors and a fireplace. The unfinished basement offers plenty of storage and potential for customization. Outside, you'll find a fenced-in yard nicely landscaped.

21. 2024-06-07
    status Pending 441-char remark

    Show marketing remark (441 chars)

    * * OPEN HOUSE Wednesday 6/5 from 5-630Pm * * Welcome to this charming Bay City home! This delightful 3-bedroom house features an updated kitchen with new appliances and a cozy breakfast nook, an updated bathroom, and a spacious living and dining room with beautiful hardwood floors and a fireplace. The unfinished basement offers plenty of storage and potential for customization. Outside, you'll find a fenced-in yard nicely landscaped.

22. 2024-06-03
    listed $110,000 Active 441-char remark

    Show marketing remark (441 chars)

    * * OPEN HOUSE Wednesday 6/5 from 5-630Pm * * Welcome to this charming Bay City home! This delightful 3-bedroom house features an updated kitchen with new appliances and a cozy breakfast nook, an updated bathroom, and a spacious living and dining room with beautiful hardwood floors and a fireplace. The unfinished basement offers plenty of storage and potential for customization. Outside, you'll find a fenced-in yard nicely landscaped.

23. 2009-08-06
    historical
24. 2009-02-06
    listed $66,900
25. 2007-11-12
    soldstatus $46,000
26. 2007-11-12
    soldstatus $46,000
27. 2007-07-26
    listed $46,250
28. 2007-07-26
    listed $46,250
29. 2000-11-28
    soldstatus $62,674

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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: $17,317
• − Mortgage interest: −$6,722
• − Property taxes: −$2,027
• − Insurance: −$600
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,491
• Taxable income: $1,707
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,092/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
• 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

+99.4% since first listed

13 events — show timeline

• 2026-04-09 Price Changed $125,000 MiRealSource-MiMLS
• 2026-03-15 Listed $129,000 MiRealSource-MiMLS
• 2024-07-11 Sold (Public Records) $112,000 Public Records
• 2024-07-11 Sold (MLS) $112,000 MiRealSource-MiMLS
• 2024-06-07 Pending — MiRealSource-MiMLS
• 2024-06-03 Listed $110,000 MiRealSource-MiMLS
• 2009-08-06 Listing Removed — MiRealSource-MiMLS
• 2009-02-06 Listed $66,900 MiRealSource-MiMLS
• 2007-11-12 Sold (MLS) $46,000 REALCOMP
• 2007-11-12 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2007-07-26 Listed $46,250 REALCOMP
• 2007-07-26 Listed $46,250 MiRealSource-MiMLS
• 2000-11-28 Sold (Public Records) $62,674 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,027 · -3.7% YoY. Source: county tax records.