906 E North Union St · Bay City, MI 48706

$89,900

4 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 49 Days on market

Built 1870 4,792 sqft lot $59/sqft · 18% below area Est $110k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR NEXT HOME ON NORTH UNION! Welcome to this charming two bedroom one bathroom home situated just minutes from Northwest Little League fields, the Bay City Infinity Skate Park, DeFoe Park, Riverbend West Nature Area and more! With over 1,500 square feet of living space, this adorable 2 story home sits on a 50 x 100 corner lot with a 1 car attached garage. The main floor highlights the living room, dining room, one full bathroom and kitchen while the upstairs is where you will find both bedrooms and the second full bathroom. The beautiful open corner lot is large enough for a playset, shed, garden or anything else you could imagine! Call today to schedule your private tour.

Key facts

• Playset
• Shed
• Kitchen

Tags

• CORNER LOT
• LIVING ROOM
• DINING ROOM
• KITCHEN
• PLAYSET
• SHED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Other sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: 50 x 100 lot; Residential zoning

Interior

• Kitchen: Oven, Refrigerator, Range
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Oven, Refrigerator, Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1870 — 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: 1.60% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (median comp): $109,511
• List price: $89,900
• Delta: -17.91%
• 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
811 N Walnut St	0.12mi	4/1.0	1,416 (-8%)	0mo	$130,000	$92	81
506 LITCHFIELD St	0.21mi	4/1.0	1,422 (-7%)	0mo	$119,900	$84	78
104 King St	0.13mi	3/1.5 (-1)	1,600 (+4%)	3mo	$159,900	$100	78
700 E Fulton St	0.20mi	4/1.0	1,406 (-8%)	1mo	$103,000	$73	76
208 State St	0.09mi	3/1.5 (-1)	1,400 (-9%)	7mo	$104,000	$74	69
204 Elm St	0.44mi	3/2.0 (-1)	1,520 (-1%)	1mo	$143,000	$94	68
900 E Fulton St	0.16mi	3/2.0 (-1)	1,426 (-7%)	8mo	$40,000	$28	66
307 N Warner St	0.70mi	4/2.5	1,492 (-3%)	0mo	$142,000	$95	56
1308 N Dewitt St	0.71mi	3/1.0 (-1)	1,520 (-1%)	5mo	$150,000	$99	56
507 Litchfield St	0.21mi	3/2.0 (-1)	1,724 (+12%)	7mo	$140,000	$81	55
1009 N Wenona St	0.51mi	3/1.5 (-1)	1,437 (-6%)	8mo	$199,900	$139	52
203 Elm St	0.46mi	3/1.0 (-1)	1,321 (-14%)	4mo	$125,000	$95	47

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: 16.5%
• Equity multiple: 1.66×
• Total profit: $16,723
• Equity at exit: $13,404

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $54,954
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $491

Break-even live

Break-even rent $816

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-12
   statusdays on market $89,900 Pending 49 DOM
2. 2026-06-09
   days on market $89,900 Active 47 DOM
3. 2026-06-08
   days on market $89,900 Active 46 DOM
4. 2026-06-07
   days on market $89,900 Active 45 DOM
5. 2026-06-05
   days on market $89,900 Active 42 DOM
6. 2026-06-03
   days on market $89,900 Active 41 DOM
7. 2026-06-02
   days on market $89,900 Active 40 DOM
8. 2026-06-01
   days on market $89,900 Active 39 DOM
9. 2026-05-31
   days on market $89,900 Active 38 DOM
10. 2026-05-30
    days on market $89,900 Active 37 DOM
11. 2026-04-23
    listed $99,900 Active 683-char remark

    Show marketing remark (683 chars)

    YOUR NEXT HOME ON NORTH UNION! Welcome to this charming two bedroom one bathroom home situated just minutes from Northwest Little League fields, the Bay City Infinity Skate Park, DeFoe Park, Riverbend West Nature Area and more! With over 1,500 square feet of living space, this adorable 2 story home sits on a 50 x 100 corner lot with a 1 car attached garage. The main floor highlights the living room, dining room, one full bathroom and kitchen while the upstairs is where you will find both bedrooms and the second full bathroom. The beautiful open corner lot is large enough for a playset, shed, garden or anything else you could imagine! Call today to schedule your private tour.

12. 2026-04-23
    listed $99,900 Active 683-char remark

    Show marketing remark (683 chars)

    YOUR NEXT HOME ON NORTH UNION! Welcome to this charming two bedroom one bathroom home situated just minutes from Northwest Little League fields, the Bay City Infinity Skate Park, DeFoe Park, Riverbend West Nature Area and more! With over 1,500 square feet of living space, this adorable 2 story home sits on a 50 x 100 corner lot with a 1 car attached garage. The main floor highlights the living room, dining room, one full bathroom and kitchen while the upstairs is where you will find both bedrooms and the second full bathroom. The beautiful open corner lot is large enough for a playset, shed, garden or anything else you could imagine! Call today to schedule your private tour.

13. 2023-02-09
    soldstatus $69,900
14. 2023-02-01
    soldstatus $69,900

    Show marketing remark (459 chars)

    Great location and potential with this vintage Bay City beauty on a rare double city lot! Large open lower level with updated vinyl plank flooring, updated trim and vinyl windows. Newer drywall downstairs and appealing open stair case. First floor laundry and updated kitchen. 2 Bedrooms with possible 3rd and 4th upstairs, as well as 1 full bathroom on the main level and the perfect kids sized half bath upstairs. Sellers open to all offers - Come check it!

15. 2023-02-01
    soldstatus $69,900 Closed

    Show marketing remark (459 chars)

    Great location and potential with this vintage Bay City beauty on a rare double city lot! Large open lower level with updated vinyl plank flooring, updated trim and vinyl windows. Newer drywall downstairs and appealing open stair case. First floor laundry and updated kitchen. 2 Bedrooms with possible 3rd and 4th upstairs, as well as 1 full bathroom on the main level and the perfect kids sized half bath upstairs. Sellers open to all offers - Come check it!

16. 2022-12-22
    status Pending

    Show marketing remark (459 chars)

    Great location and potential with this vintage Bay City beauty on a rare double city lot! Large open lower level with updated vinyl plank flooring, updated trim and vinyl windows. Newer drywall downstairs and appealing open stair case. First floor laundry and updated kitchen. 2 Bedrooms with possible 3rd and 4th upstairs, as well as 1 full bathroom on the main level and the perfect kids sized half bath upstairs. Sellers open to all offers - Come check it!

17. 2022-11-03
    listed $79,900

    Show marketing remark (459 chars)

    Great location and potential with this vintage Bay City beauty on a rare double city lot! Large open lower level with updated vinyl plank flooring, updated trim and vinyl windows. Newer drywall downstairs and appealing open stair case. First floor laundry and updated kitchen. 2 Bedrooms with possible 3rd and 4th upstairs, as well as 1 full bathroom on the main level and the perfect kids sized half bath upstairs. Sellers open to all offers - Come check it!

18. 2022-11-03
    listed $79,900 Active

    Show marketing remark (459 chars)

    Great location and potential with this vintage Bay City beauty on a rare double city lot! Large open lower level with updated vinyl plank flooring, updated trim and vinyl windows. Newer drywall downstairs and appealing open stair case. First floor laundry and updated kitchen. 2 Bedrooms with possible 3rd and 4th upstairs, as well as 1 full bathroom on the main level and the perfect kids sized half bath upstairs. Sellers open to all offers - Come check it!

19. 2018-04-25
    historical
20. 2009-10-12
    soldstatus $14,000
21. 2009-08-18
    listed $14,900
22. 2007-08-13
    soldstatus $50,323
23. 2007-08-13
    soldstatus $45,375
24. 2006-12-13
    soldstatus $50,323
25. 2006-08-03
    listed $49,900
26. 2006-03-14
    historical
27. 2005-09-14
    listed $65,900
28. 2005-03-29
    historical
29. 2004-08-25
    listed $69,900
30. 2003-09-24
    soldstatus $50,323

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 2/10 Low 7 d/yr ≥96°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: $17,251
• − Mortgage interest: −$5,036
• − Property taxes: −$1,633
• − Insurance: −$450
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,615
• Taxable income: $4,757
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,747/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

+78.6% since first listed

24 events — show timeline

• 2026-06-11 Pending — REALCOMP
• 2026-06-11 Pending — MiRealSource-MiMLS
• 2026-05-21 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $89,900 REALCOMP
• 2026-04-23 Listed $99,900 REALCOMP
• 2026-04-23 Listed $99,900 MiRealSource-MiMLS
• 2023-02-09 Sold (Public Records) $69,900 Public Records
• 2023-02-01 Sold (MLS) $69,900 REALCOMP
• 2023-02-01 Sold (MLS) $69,900 MiRealSource-MiMLS
• 2022-12-22 Pending — MiRealSource-MiMLS
• 2022-11-03 Listed $79,900 REALCOMP
• 2022-11-03 Listed $79,900 MiRealSource-MiMLS
• 2018-04-25 Listing Removed — MiRealSource-MiMLS
• 2009-10-12 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2009-08-18 Listed $14,900 MiRealSource-MiMLS
• 2007-08-13 Sold (Public Records) $45,375 Public Records
• 2007-08-13 Sold (Public Records) $50,323 Public Records
• 2006-12-13 Sold (Public Records) $50,323 Public Records
• 2006-08-03 Listed $49,900 MiRealSource-MiMLS
• 2006-03-14 Listing Removed — MiRealSource-MiMLS
• 2005-09-14 Listed $65,900 MiRealSource-MiMLS
• 2005-03-29 Listing Removed — MiRealSource-MiMLS
• 2004-08-25 Listed $69,900 MiRealSource-MiMLS
• 2003-09-24 Sold (Public Records) $50,323 Public Records

Property tax history

-3.0%/yr

Latest (2025): $1,633 · +3.0% YoY. Source: county tax records.