1901 S Mountain St · Bay City, MI 48706

$99,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 244 Days on market

Built 1957 4,791 sqft lot $104/sqft · 26% below area Est $133k · 26% under ↓ 25% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• 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 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

Key facts

• Spacious yard
• Practical layout
• Updated flooring

Tags

• SPACIOUS YARD
• UPDATED FLOORING
• PRACTICAL LAYOUT
• EASY ACCESS TO SHOPPING
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.15% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $133,012
• List price: $99,000
• Delta: -25.57%
• 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
1303 S Warner St	0.51mi	2/1.0	922 (-3%)	5mo	$74,500	$81	67
1409 S Warner St	0.41mi	3/1.0 (+1)	912 (-4%)	11mo	$128,000	$140	60
508 W Calumet St	0.42mi	2/1.0	900 (-6%)	19mo	$126,000	$140	55
1232 S Mountain St	0.44mi	3/1.0 (+1)	1,040 (+9%)	7mo	$180,000	$173	53
1613 S Kiesel St	0.23mi	3/1.5 (+1)	1,071 (+12%)	10mo	$145,000	$135	53
35 Salzburg Rd	0.30mi	2/1.0	842 (-12%)	17mo	$143,300	$170	53
38 Westside Saginaw Rd	0.51mi	2/1.0	890 (-6%)	18mo	$100,000	$112	50
1310 Raymond St	0.44mi	3/1.5 (+1)	1,048 (+10%)	15mo	$127,000	$121	43
100 E Salzburg Rd	0.63mi	2/1.0	884 (-7%)	19mo	$130,000	$147	42
5472 Kasemeyer Rd	0.64mi	2/1.0	1,051 (+10%)	13mo	$42,500	$40	42
1216 S MOUNTAIN St	0.48mi	3/1.0 (+1)	1,048 (+10%)	23mo	$145,000	$138	37
807 Germania St	0.56mi	2/2.0	1,084 (+14%)	21mo	$134,000	$124	30

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,625
• Equity at exit: $14,761

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $17,185
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $226

Break-even live

Break-even rent $856

Max offer price $99,000

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Polk St Bay City, MI	2.0	1.0	748	$1,000	$1.34	43d	1	0.94mi
600 18th St Bay City, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.20mi
605 E Jane St Bay City, MI	1.0	1.0	754	$1,650	$2.19	43d	1	1.48mi

Listing history 11 events

1. 2026-06-03
   statusdays on market $99,000 Pending 244 DOM
2. 2026-06-02
   days on market $99,000 Active 243 DOM
3. 2026-06-01
   days on market $99,000 Active 242 DOM
4. 2026-05-31
   days on market $99,000 Active 241 DOM
5. 2026-05-30
   days on market $99,000 Active 240 DOM
6. 2026-05-07
   price $99,000 1885-char remark

   Show marketing remark (1885 chars)

   Welcome to 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

7. 2026-03-26
   price $105,000 1885-char remark

   Show marketing remark (1885 chars)

   Welcome to 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

8. 2026-01-27
   price $115,000 1885-char remark

   Show marketing remark (1885 chars)

   Welcome to 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

9. 2025-12-01
   price $122,500 1885-char remark

   Show marketing remark (1885 chars)

   Welcome to 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

10. 2025-11-19
    price $127,500 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

11. 2025-10-02
    listed $132,500 Active 1885-char remark

    Show marketing remark (1885 chars)

    Welcome to 1901 S Mountain Street in the heart of Bay City, Michigan! This charming property offers the perfect blend of comfort, convenience, and character, making it a wonderful place to call home. Situated in a desirable neighborhood, the home provides easy access to shopping, dining, schools, parks, and all the amenities Bay City has to offer, while still maintaining a sense of privacy and community. Inside, you’ll find a warm and inviting floor plan with plenty of natural light throughout. With New luxury vinyl plank flooring and paint throughout most of the home. Each room has been thoughtfully designed to maximize both function and style, offering ample space for relaxing, entertaining, or working from home. The kitchen provides a practical layout for everyday cooking, while the living and dining areas create an open and welcoming atmosphere for gatherings. Basement is partially finished with a fireplace and is ready for you to make the final finishes to make it your own. The bedrooms are generously sized, offering comfort and storage, while the bathrooms feature a clean, functional design. Additional highlights may include updated, newer flooring, and thoughtful touches that add both charm and peace of mind for future owners. Outside, the property boasts a spacious yard perfect for gardening, recreation, or simply enjoying Michigan’s four seasons. Whether you envision summer barbecues, cozy evenings by a fire pit, or a safe play area, the outdoor space provides plenty of opportunities. With off-street parking and a convenient location, you’ll enjoy both practicality and lifestyle benefits. 1901 S Mountain Street presents a versatile option that’s ready for its next chapter. Don’t miss your chance to make this well-located Bay City home yours. Schedule a showing today and experience all the potential it has to offer!

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,458 · $122/mo
• Expected delta: +$66/yr (+$6/mo · 4.8%)

ⓘ 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: $13,710
• − Mortgage interest: −$5,546
• − Property taxes: −$1,392
• − Insurance: −$495
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,880
• Taxable income: $1,204
• Est. tax owed @ 24.0%: −$289
• After-tax cash flow: $2,425/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

-25.3% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $99,000 MiRealSource-MiMLS
• 2026-03-26 Price Changed $105,000 MiRealSource-MiMLS
• 2026-01-27 Price Changed $115,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $122,500 MiRealSource-MiMLS
• 2025-11-19 Price Changed $127,500 MiRealSource-MiMLS
• 2025-10-02 Listed $132,500 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $1,392 · -15.2% YoY. Source: county tax records.