211 N Wenona Ave · Bay City, MI 48706

$84,900

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 54 Days on market

Built 1891 3,049 sqft lot $60/sqft · 9% below area Est $93k · 9% under

---

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 +11.5/15.0
• 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

Completely remodeled, everything is fresh, clean & ready to move in. A full price offer will get all appliances, washer, dryer, furniture & even the pictures. Plus a full warranty. Seller is willing to even help with 1000 in closing costs!!

Key facts

• Wrap around porch
• Vinyl windows
• Vinyl siding

Tags

• CORNER LOT
• WRAP AROUND PORCH
• VINYL SIDING
• VINYL WINDOWS
• UPDATED KITCHEN
• HIGH EFFICIENCY FURNACE

Property features AI

Exterior

• Parking: One on-street parking space
• Utilities: Public water; Public sanitary sewer and storm sewer; Natural gas service; Forced air heating system; Gas water heater
• Home design: Residential 2-story home; Built in 1891; Basement foundation; Below-grade finished area: none
• Construction: Vinyl siding exterior; Basement foundation; Constructed in 1891
• Exterior features: Vinyl siding; Deck; Fenced yard; Front porch; Sidewalks; Corner lot; Road frontage

Interior

• Kitchen: Kitchen on main level (13 x 13) with vinyl flooring; Range/Oven; Refrigerator
• Bedrooms: Primary bedroom on upper level (17 x 12) with carpet; Second bedroom on upper level (12 x 12) with carpet
• Flooring: Carpet in living areas and bedrooms; Vinyl in dining room and kitchen; Ceramic in bathroom
• Bathrooms: One full bathroom on upper level with ceramic flooring (8 x 8)
• Heating & cooling: Forced air heating; Natural gas fuel; Gas water heater
• Interior features: 9-foot-plus ceilings; Cable/Internet available; Total of 7 rooms; Has basement
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 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 $587 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $85k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1891 — 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: 1.53% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 5.4

CMA / ARV

• ARV (median comp): $93,207
• List price: $84,900
• Delta: -8.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 N Wenona Ave	0.44mi	3/1.0 (+1)	1,436 (+1%)	2mo	$30,000	$21	70
600 S Wenona Ave	0.31mi	3/1.0 (+1)	1,376 (-3%)	8mo	$42,000	$31	69
316 S Woodbridge Ave	0.64mi	3/1.0 (+1)	1,418 (+0%)	2mo	$65,000	$46	63
312 S Barclay St	0.49mi	2/1.0	1,271 (-10%)	7mo	$160,000	$126	54
607 W Jenny St	0.37mi	3/1.0 (+1)	1,236 (-13%)	3mo	$100,000	$81	54
203 W Jenny St	0.18mi	3/2.5 (+1)	1,233 (-13%)	7mo	$190,000	$154	54
514 S Kiesel St	0.43mi	3/2.5 (+1)	1,526 (+8%)	4mo	$150,000	$98	52
315 S Alp St	0.36mi	2/2.0	1,223 (-14%)	6mo	$130,000	$106	52
208 State St	0.75mi	3/1.5 (+1)	1,400 (-1%)	7mo	$104,000	$74	51
720 S Henry St	0.51mi	3/2.0 (+1)	1,512 (+7%)	10mo	$30,000	$20	48
401 E Florence St	0.53mi	3/2.0 (+1)	1,248 (-12%)	4mo	$125,000	$100	43
104 King St	0.65mi	3/1.5 (+1)	1,600 (+13%)	3mo	$159,900	$100	39

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $11,965
• Equity at exit: $12,659

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $43,661
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $403

Break-even live

Break-even rent $793

Max offer price $84,900

Occupancy floor 64%

Sensitivity live

Price	-10% $451	-5% $427	+0% $403	+5% $379	+10% $355
Rent	-10% $300	-5% $352	+0% $403	+5% $455	+10% $506
Rate	-1.0pp $446	-0.5pp $425	base $403	+0.5pp $381	+1.0pp $359

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.91mi
600 18th St Bay City, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.36mi

Listing history 22 events

1. 2026-06-19
   days on market $84,900 Active 54 DOM
2. 2026-06-18
   days on market $84,900 Active 53 DOM
3. 2026-06-17
   days on market $84,900 Active 52 DOM
4. 2026-06-17
   price $84,900 Active 51 DOM
5. 2026-06-16
   days on market $89,000 Active 51 DOM
6. 2026-06-15
   days on market $89,000 Active 50 DOM
7. 2026-06-14
   days on market $89,000 Active 48 DOM
8. 2026-06-12
   days on market $89,000 Active 47 DOM
9. 2026-06-09
   days on market $89,000 Active 44 DOM
10. 2026-06-08
    days on market $89,000 Active 43 DOM
11. 2026-06-07
    days on market $89,000 Active 42 DOM
12. 2026-06-05
    days on market $89,000 Active 39 DOM
13. 2026-06-03
    days on market $89,000 Active 38 DOM
14. 2026-06-03
    status $89,000 Active 37 DOM
15. 2026-05-30
    statusdays on market $89,000 Pending 37 DOM
16. 2026-05-18
    historical Keep Showing-Contgcy Appl 446-char remark
17. 2026-05-08
    price $92,500 446-char remark
18. 2026-04-23
    listed $99,900 Active 446-char remark
19. 2016-11-04
    soldstatus $36,000 252-char remark

    Show marketing remark (252 chars)

    Completely remodeled, everything is fresh, clean & ready to move in. A full price offer will get all appliances, washer, dryer, furniture & even the pictures. Plus a full warranty. Seller is willing to even help with 1000 in closing costs!!

20. 2016-06-28
    listed $36,500 252-char remark

    Show marketing remark (252 chars)

    Completely remodeled, everything is fresh, clean & ready to move in. A full price offer will get all appliances, washer, dryer, furniture & even the pictures. Plus a full warranty. Seller is willing to even help with 1000 in closing costs!!

21. 2016-03-25
    soldstatus $6,999

    Show marketing remark (203 chars)

    HUD Home Sold AS IS. FHA Insurability code IE. Lead based paint notices. Call office to schedule a showing. Access W/ HUD key or use combo LB. . New homes each day. Agents can make offers at hudhomestore

22. 2015-06-29
    listed $20,995

    Show marketing remark (203 chars)

    HUD Home Sold AS IS. FHA Insurability code IE. Lead based paint notices. Call office to schedule a showing. Access W/ HUD key or use combo LB. . New homes each day. Agents can make offers at hudhomestore

ⓘ 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: $1,746 · $146/mo
• Projected year-2 tax: $1,746 · $146/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $15,635
• − Mortgage interest: −$4,756
• − Property taxes: −$1,746
• − Insurance: −$424
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,470
• Taxable income: $3,737
• Est. tax owed @ 24.0%: −$897
• After-tax cash flow: $3,941/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

+304.4% since first listed

12 events — show timeline

• 2026-06-16 Price Changed $84,900 MiRealSource-MiMLS
• 2026-06-02 Relisted — MiRealSource-MiMLS
• 2026-05-30 Pending — MiRealSource-MiMLS
• 2026-05-27 Relisted — MiRealSource-MiMLS
• 2026-05-26 Price Changed $89,000 MiRealSource-MiMLS
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-08 Price Changed $92,500 MiRealSource-MiMLS
• 2026-04-23 Listed $99,900 MiRealSource-MiMLS
• 2016-11-04 Sold (MLS) $36,000 REALCOMP
• 2016-06-28 Listed $36,500 REALCOMP
• 2016-03-25 Sold (MLS) $6,999 REALCOMP
• 2015-06-29 Listed $20,995 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $1,746 · -10.1% YoY. Source: county tax records.