1711 Columbus Ave · Bay City, MI 48708

$57,500

3 bd · 1.5 ba · 1,375 sqft · SingleFamily public records · 36 Days on market

Built 1919 4,792 sqft lot $42/sqft · 55% below area ↓ 11% 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 MLS

3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

Key facts

• Full interior rehab
• 4,792 sq ft lot
• Built 1919

Tags

• FULL INTERIOR REHAB
• ESTABLISHED NEIGHBORHOOD
• STRONG COMPARABLE SALES

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Wood siding
• Construction: Block foundation
• Exterior features: Exterior lighting; Corner lot; Paved road

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Other interior features; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 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 $398 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1919 — 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: 2.07% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.40%
• DSCR: 2.58
• GRM: 4.0

CMA / ARV

• ARV (median comp): $127,516
• List price: $57,500
• Delta: -54.91%
• 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
309 Harold St	0.17mi	4/1.0 (+1)	1,452 (+6%)	2mo	$111,500	$77	74
1517 11th St	0.13mi	3/1.5	1,200 (-13%)	1mo	$143,000	$119	72
1508 11th St	0.14mi	3/2.5	1,242 (-10%)	2mo	$136,000	$110	72
1500 6th St	0.43mi	3/2.5	1,413 (+3%)	1mo	$128,500	$91	70
200 Tuscola Rd	0.37mi	3/2.0	1,288 (-6%)	4mo	$157,500	$122	67
2131 7th St	0.51mi	3/1.0	1,436 (+4%)	6mo	$134,000	$93	62
501 S McLellan St	0.31mi	3/1.0	1,176 (-14%)	4mo	$153,000	$130	56
509 11th St	0.65mi	4/1.5 (+1)	1,324 (-4%)	4mo	$54,100	$41	54
414 S Jackson St	0.60mi	3/1.0	1,500 (+9%)	2mo	$109,900	$73	53
2121 7th St	0.48mi	3/1.5	1,182 (-14%)	2mo	$175,000	$148	52
814 S Sherman St	0.61mi	3/1.5	1,206 (-12%)	6mo	$147,000	$122	46
810 S Farragut St	0.64mi	3/1.5	1,194 (-13%)	6mo	$83,000	$70	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: 31.1%
• Equity multiple: 2.30×
• Total profit: $20,995
• Equity at exit: $8,573

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $57,482
• Equity at exit: $4,972

Cash invested: $16,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $475

Break-even live

Break-even rent $590

Max offer price $57,500

Occupancy floor 55%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.93mi
1305 Washington Ave Bay City, MI	2.0	1.0	635	$1,675	$2.64	43d	1	1.19mi

Listing history 29 events

1. 2026-06-08
   days on market $57,500 Active 36 DOM
2. 2026-06-07
   days on market $57,500 Active 35 DOM
3. 2026-06-05
   days on market $57,500 Active 32 DOM
4. 2026-06-03
   days on market $57,500 Active 31 DOM
5. 2026-06-02
   days on market $57,500 Active 30 DOM
6. 2026-06-01
   days on market $57,500 Active 29 DOM
7. 2026-05-31
   days on market $57,500 Active 28 DOM
8. 2026-05-30
   days on market $57,500 Active 27 DOM
9. 2026-05-19
   price $60,000 501-char remark
10. 2026-05-18
    price $60,000 505-char remark
11. 2026-05-03
    listed $65,000 Active 505-char remark
12. 2026-05-03
    listed $65,000 Active 501-char remark
13. 2022-08-05
    soldstatus $65,000
14. 2022-08-03
    soldstatus $65,000 Sold

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

15. 2022-08-03
    soldstatus $65,000 Closed

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

16. 2022-06-13
    status Pending

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

17. 2022-06-13
    status Pending

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

18. 2022-03-28
    status Active

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

19. 2022-03-28
    status Active

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

20. 2022-03-25
    status Pending

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

21. 2022-03-24
    status Pending
22. 2022-01-10
    status Active

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

23. 2022-01-10
    status Active

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

24. 2022-01-07
    historical

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

25. 2022-01-07
    historical

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

26. 2021-07-12
    listed $69,900 Active

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

27. 2021-07-12
    listed $69,900 Active

    Show marketing remark (341 chars)

    3 bedroom home in Bay City! This home features 1375 square feet of living space including a first floor bedroom, 2 more bedrooms upstairs, 1 full and 1 half bathroom, a large living room, formal dining room, and spacious kitchen. Below is a full basement with tons of storage space. Fully fenced in yard. Call for your private showing today!

28. 2020-12-21
    historical
29. 2020-06-20
    listed $64,900

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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: $14,298
• − Mortgage interest: −$3,221
• − Property taxes: −$1,689
• − Insurance: −$288
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$1,673
• Taxable income: $5,140
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,466/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

-11.4% since first listed

25 events — show timeline

• 2026-06-08 Listing Removed — MiRealSource-MiMLS
• 2026-06-08 Listing Removed — REALCOMP
• 2026-05-27 Price Changed $57,500 MiRealSource-MiMLS
• 2026-05-27 Price Changed $57,500 REALCOMP
• 2026-05-19 Price Changed $60,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $60,000 REALCOMP
• 2026-05-03 Listed $65,000 REALCOMP
• 2026-05-03 Listed $65,000 MiRealSource-MiMLS
• 2022-08-05 Sold (Public Records) $65,000 Public Records
• 2022-08-03 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2022-08-03 Sold (MLS) $65,000 REALCOMP
• 2022-06-13 Pending — REALCOMP
• 2022-06-13 Pending — MiRealSource-MiMLS
• 2022-03-28 Relisted — REALCOMP
• 2022-03-28 Relisted — MiRealSource-MiMLS
• 2022-03-25 Pending — REALCOMP
• 2022-03-24 Pending — MiRealSource-MiMLS
• 2022-01-10 Relisted — REALCOMP
• 2022-01-10 Relisted — MiRealSource-MiMLS
• 2022-01-07 Listing Removed — REALCOMP
• 2022-01-07 Listing Removed — MiRealSource-MiMLS
• 2021-07-12 Listed $69,900 MiRealSource-MiMLS
• 2021-07-12 Listed $69,900 REALCOMP
• 2020-12-21 Listing Removed — MiRealSource-MiMLS
• 2020-06-20 Listed $64,900 MiRealSource-MiMLS

Property tax history

+0.2%/yr

Latest (2025): $1,689 · +3.0% YoY. Source: county tax records.