800 Frank St · Bay City, MI 48706

$139,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 11 Days on market

Built 1974 7,840 sqft lot $117/sqft · 27% above area Est $109k · 27% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.1/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nice 1184 sq ft, 3 Bedroom, 1 Bath room Ranch. Finished basement and pool table room 25 x 15 with a bar. Relaxing deck overlooks the oversize 150 deep fenced yard. Maintenance free vinyl exterior. Cool Central Air for the Hot Season. Large shed for you lawn equipment. Nice 14 x 14 Eat-in Kitchen. Priced for Immediate Sale to settle estate. Nice Starter or Retirement Home. Call the agent today before it gone.

Key facts

• Finished basement
• Oversize fenced yard
• Eat-in kitchen

Tags

• FINISHED BASEMENT
• OVERSIZE FENCED YARD
• CENTRAL AIR
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Paved driveway with 2 parking spaces
• Utilities: Public water; Public sanitary sewer; Natural gas; Gas water heater; Electric service (standard)
• Home design: Residential, 1 story; Built in 1974; Basement; Facing road
• Construction: Vinyl siding exterior; Basement foundation; Partially finished basement; Year built: 1974
• Exterior features: Vinyl siding; Deck; Shed; Road frontage

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator; Laminate flooring in kitchen
• Bedrooms: Bedroom 1 (first floor) — 13 x 12, carpet; Bedroom 2 (first floor) — 11 x 11, carpet; Bedroom 3 (first floor) — 11, carpet
• Flooring: Carpet in bedrooms; Laminate in living room and kitchen
• Bathrooms: 1 full bathroom (first floor)
• Heating & cooling: Forced air heating (natural gas); Central A/C
• Interior features: Basement (partially finished); Deck
• Laundry & utility: Laundry room in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 9.7% 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; 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 $961 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (median comp): $109,352
• List price: $139,000
• Delta: 27.11%
• 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
1106 Lewis St	0.12mi	2/1.0 (-1)	1,203 (+2%)	3mo	$60,000	$50	84
1107 Bradfield St	0.17mi	3/1.0	1,224 (+3%)	3mo	$133,500	$109	84
1304 LENG St	0.36mi	3/1.0	1,200 (+1%)	3mo	$98,000	$82	78
222 E Murphy St	0.39mi	3/1.0	1,156 (-2%)	3mo	$212,000	$183	76
427 James St	0.33mi	3/1.0	1,088 (-8%)	3mo	$131,000	$120	69
602 Transit St	0.23mi	3/1.5	1,056 (-11%)	1mo	$156,500	$148	68
1107 Moore St	0.09mi	2/1.0 (-1)	1,024 (-14%)	4mo	$72,000	$70	65
118 AUSABLE STATE Rd	0.63mi	3/1.5	1,131 (-4%)	3mo	$155,000	$137	59
202 Elm St	0.58mi	3/1.0	1,040 (-12%)	1mo	$72,000	$69	52
705 Sidney St	0.36mi	2/1.5 (-1)	1,008 (-15%)	0mo	$175,000	$174	52
3773 Bangor Rd	0.71mi	3/2.0	1,248 (+5%)	4mo	$219,999	$176	51
300 W Smith St	0.73mi	3/1.0	1,100 (-7%)	4mo	$147,000	$134	51

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,895
• Equity at exit: $20,725

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $35,260
• Equity at exit: $12,018

Cash invested: $38,920 (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: $1,675 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $399

Break-even live

Break-even rent $1,170

Max offer price $139,000

Occupancy floor 71%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.16mi

Listing history 2 events

1. 2026-05-17
   historical Keep Showing-Contgcy Appl 411-char remark
2. 2026-05-12
   listed $139,000 Active 411-char remark

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,894 · $158/mo
• Expected delta: +$246/yr (+$21/mo · 14.9%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $20,100
• − Mortgage interest: −$7,786
• − Property taxes: −$1,648
• − Insurance: −$695
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,044
• Taxable income: $2,711
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $4,138/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

3 events — show timeline

• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-17 Contingent — MiRealSource-MiMLS
• 2026-05-12 Listed $139,000 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $1,648 · +3.0% YoY. Source: county tax records.