700 E Fulton St · Bay City, MI 48706

$99,900

4 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 9 Days on market

Built 1910 4,356 sqft lot Est $139k · 28% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 700 E Fulton in Bay City—a traditional two-story home full of potential and priced to sell quickly! Offering over 1,400 square feet, this 4-bedroom, 1-bath home sits on a desirable corner lot with its own driveway, a fully fenced yard, and a storage shed. The main floor offers great functionality with two separate living spaces, a dedicated dining room, a nicely sized bedroom, full bathroom, and a kitchen with some newer appliances. You’ll also appreciate the convenient main floor laundry/mud room with washer and dryer included. Upstairs, you’ll find three additional bedrooms along with plenty of closet and storage space to meet your needs. A brand new furnace adds peace of mind, and several replacement windows (currently stored in the front closet) will stay with the home for future updates. With solid space, a flexible layout, and tons of opportunity to build sweat equity, this home is priced to sell and ready for its next owner! Schedule your private tour today!

Key facts

• Main floor laundry
• Storage shed
• Fully fenced yard

Tags

• CORNER LOT
• FULLY FENCED YARD
• STORAGE SHED
• TWO SEPARATE LIVING SPACES
• DEDICATED DINING ROOM
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.5% 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1910 — 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: 1.42% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $139,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 E Fulton St	0.00mi	4/1.0	1,406 (0%)	1mo	$103,000	$73	99
811 N Walnut St	0.09mi	4/1.0	1,416 (+1%)	0mo	$130,000	$92	94
506 LITCHFIELD St	0.37mi	4/1.0	1,422 (+1%)	0mo	$119,900	$84	80
203 Elm St	0.42mi	3/1.0 (-1)	1,321 (-6%)	4mo	$125,000	$95	62
204 Elm St	0.41mi	3/2.0 (-1)	1,520 (+8%)	1mo	$143,000	$94	57
401 E Florence St	0.29mi	3/2.0 (-1)	1,248 (-11%)	4mo	$125,000	$100	55
1308 N Dewitt St	0.51mi	3/1.0 (-1)	1,520 (+8%)	5mo	$150,000	$99	53
104 King St	0.32mi	3/1.5 (-1)	1,600 (+14%)	3mo	$159,900	$100	53
306 W Smith St	0.39mi	3/1.5 (-1)	1,249 (-11%)	5mo	$130,000	$104	52
307 N Warner St	0.69mi	4/2.5	1,492 (+6%)	0mo	$142,000	$95	51
714 Frost Dr	0.61mi	3/2.0 (-1)	1,500 (+7%)	5mo	$178,000	$119	47
605 HANDY Dr	0.69mi	3/1.5 (-1)	1,278 (-9%)	4mo	$220,000	$172	42

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $11,520
• Equity at exit: $14,895

10-year hold

• IRR: 19.5%
• Equity multiple: 2.64×
• Total profit: $45,763
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $435

Break-even live

Break-even rent $869

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-19
   status Pending

   Show marketing remark (1008 chars)

   Welcome to 700 E Fulton in Bay City—a traditional two-story home full of potential and priced to sell quickly! Offering over 1,400 square feet, this 4-bedroom, 1-bath home sits on a desirable corner lot with its own driveway, a fully fenced yard, and a storage shed. The main floor offers great functionality with two separate living spaces, a dedicated dining room, a nicely sized bedroom, full bathroom, and a kitchen with some newer appliances. You’ll also appreciate the convenient main floor laundry/mud room with washer and dryer included. Upstairs, you’ll find three additional bedrooms along with plenty of closet and storage space to meet your needs. A brand new furnace adds peace of mind, and several replacement windows (currently stored in the front closet) will stay with the home for future updates. With solid space, a flexible layout, and tons of opportunity to build sweat equity, this home is priced to sell and ready for its next owner! Schedule your private tour today!

2. 2026-04-19
   status Pending 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 700 E Fulton in Bay City—a traditional two-story home full of potential and priced to sell quickly! Offering over 1,400 square feet, this 4-bedroom, 1-bath home sits on a desirable corner lot with its own driveway, a fully fenced yard, and a storage shed. The main floor offers great functionality with two separate living spaces, a dedicated dining room, a nicely sized bedroom, full bathroom, and a kitchen with some newer appliances. You’ll also appreciate the convenient main floor laundry/mud room with washer and dryer included. Upstairs, you’ll find three additional bedrooms along with plenty of closet and storage space to meet your needs. A brand new furnace adds peace of mind, and several replacement windows (currently stored in the front closet) will stay with the home for future updates. With solid space, a flexible layout, and tons of opportunity to build sweat equity, this home is priced to sell and ready for its next owner! Schedule your private tour today!

3. 2026-04-09
   listed $99,900 Active

   Show marketing remark (1008 chars)

   Welcome to 700 E Fulton in Bay City—a traditional two-story home full of potential and priced to sell quickly! Offering over 1,400 square feet, this 4-bedroom, 1-bath home sits on a desirable corner lot with its own driveway, a fully fenced yard, and a storage shed. The main floor offers great functionality with two separate living spaces, a dedicated dining room, a nicely sized bedroom, full bathroom, and a kitchen with some newer appliances. You’ll also appreciate the convenient main floor laundry/mud room with washer and dryer included. Upstairs, you’ll find three additional bedrooms along with plenty of closet and storage space to meet your needs. A brand new furnace adds peace of mind, and several replacement windows (currently stored in the front closet) will stay with the home for future updates. With solid space, a flexible layout, and tons of opportunity to build sweat equity, this home is priced to sell and ready for its next owner! Schedule your private tour today!

4. 2026-04-09
   listed $99,900 Active 1008-char remark

   Show marketing remark (1008 chars)

   Welcome to 700 E Fulton in Bay City—a traditional two-story home full of potential and priced to sell quickly! Offering over 1,400 square feet, this 4-bedroom, 1-bath home sits on a desirable corner lot with its own driveway, a fully fenced yard, and a storage shed. The main floor offers great functionality with two separate living spaces, a dedicated dining room, a nicely sized bedroom, full bathroom, and a kitchen with some newer appliances. You’ll also appreciate the convenient main floor laundry/mud room with washer and dryer included. Upstairs, you’ll find three additional bedrooms along with plenty of closet and storage space to meet your needs. A brand new furnace adds peace of mind, and several replacement windows (currently stored in the front closet) will stay with the home for future updates. With solid space, a flexible layout, and tons of opportunity to build sweat equity, this home is priced to sell and ready for its next owner! Schedule your private tour today!

5. 2024-05-13
   soldstatus $69,900 Closed 169-char remark

   Show marketing remark (169 chars)

   4 bedroom westside home for only $69,900 doesn't come around often. Fenced Yard. Off street parking. 8x10 Shed. Possessions and showings to be subject to tenants rights.

6. 2024-05-13
   soldstatus $69,900

   Show marketing remark (169 chars)

   4 bedroom westside home for only $69,900 doesn't come around often. Fenced Yard. Off street parking. 8x10 Shed. Possessions and showings to be subject to tenants rights.

7. 2024-04-15
   status Pending 169-char remark

   Show marketing remark (169 chars)

   4 bedroom westside home for only $69,900 doesn't come around often. Fenced Yard. Off street parking. 8x10 Shed. Possessions and showings to be subject to tenants rights.

8. 2024-04-11
   historical Keep Showing-Contgcy Appl 169-char remark

   Show marketing remark (169 chars)

   4 bedroom westside home for only $69,900 doesn't come around often. Fenced Yard. Off street parking. 8x10 Shed. Possessions and showings to be subject to tenants rights.

9. 2024-03-27
   listed $69,900 Active 169-char remark

   Show marketing remark (169 chars)

   4 bedroom westside home for only $69,900 doesn't come around often. Fenced Yard. Off street parking. 8x10 Shed. Possessions and showings to be subject to tenants rights.

10. 2016-12-30
    soldstatus $5,500
11. 2015-07-31
    listed $9,999
12. 2001-02-16
    soldstatus $10,500

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$41/yr (+$3/mo · 2.8%)

ⓘ 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 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: $17,037
• − Mortgage interest: −$5,596
• − Property taxes: −$1,456
• − Insurance: −$500
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,906
• Taxable income: $3,853
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,292/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

+851.4% since first listed

12 events — show timeline

• 2026-04-19 Pending — REALCOMP
• 2026-04-19 Pending — MiRealSource-MiMLS
• 2026-04-09 Listed $99,900 REALCOMP
• 2026-04-09 Listed $99,900 MiRealSource-MiMLS
• 2024-05-13 Sold (Public Records) $69,900 Public Records
• 2024-05-13 Sold (MLS) $69,900 MiRealSource-MiMLS
• 2024-04-15 Pending — MiRealSource-MiMLS
• 2024-04-11 Contingent — MiRealSource-MiMLS
• 2024-03-27 Listed $69,900 MiRealSource-MiMLS
• 2016-12-30 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2015-07-31 Listed $9,999 MiRealSource-MiMLS
• 2001-02-16 Sold (Public Records) $10,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,456 · +20.7% YoY. Source: county tax records.