602 S Hampton St · Bay City, MI 48708

$89,900

2 bd · 1.0 ba · 878 sqft · SingleFamily public records · 17 Days on market

Built 1910 5,663 sqft lot Est $117k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +5.4/10.0
• DSCR +4.4/10.0
• 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

HAPPY FUTURE AWAITS ON HAMPTON STREET! Welcome to this two bedroom, one bathroom ranch found in the city of Bay City. With nearly 900 square feet of charming living space, this one story house is the perfect next place for you to call home. The adorable all white kitchen and spacious living room help to make entertaining here easy. On a 50 x 110 lot with a fully fenced back yard, you'll enjoy the privacy this home can provide in the city. All that's missing is you, call today for your private tour!

Key facts

• Spacious living room
• 5,663 sq ft lot
• Built 1910

Tags

• FULLY FENCED BACK YARD
• ADORABLE ALL WHITE KITCHEN
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 110; Subdivision: RAYMONDS SUBDIVISION; Cross streets: Center Avenue & 7th Street
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential zoning; City lot, paved public road
• Construction: Aluminum siding; Crawl space foundation; Built area above grade: 878 (finished) square feet
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Gas water heater
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Eat-in kitchen; Entrance foyer; High speed internet; Bay windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $17 ($205/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

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: 148 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 $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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.04% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $116,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 15th St	0.19mi	2/1.0	871 (-1%)	2mo	$123,000	$141	88
720 S Sherman St	0.27mi	2/1.0	920 (+5%)	2mo	$232,000	$252	78
1017 S Lincoln St	0.28mi	2/1.0	936 (+7%)	4mo	$87,900	$94	73
102 N Hampton St	0.37mi	2/1.0	840 (-4%)	5mo	$112,000	$133	71
614 Mulholland St	0.26mi	2/1.0	800 (-9%)	8mo	$118,250	$148	66
1005 S Mclellan St	0.24mi	2/1.0	974 (+11%)	7mo	$140,000	$144	65
714 S Madison St	0.59mi	3/1.0 (+1)	900 (+2%)	7mo	$100,000	$111	58
806 15th St	0.57mi	2/1.0	770 (-12%)	2mo	$56,800	$74	51
1204 S Monroe St	0.67mi	3/2.0 (+1)	864 (-2%)	8mo	$120,000	$139	50
610 15th St	0.69mi	3/1.0 (+1)	960 (+9%)	3mo	$107,000	$111	45
217 S Vanburen St	0.47mi	3/1.5 (+1)	1,002 (+14%)	6mo	$10,000	$10	42
810 Fitzhugh St	0.74mi	2/1.0	747 (-15%)	3mo	$30,000	$40	38

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-13,407
• Equity at exit: $13,404

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-9,969
• 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 48708

• Home prices YoY: -30.9%
• Active inventory: 148
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$212 /mo · $2,550/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $17

Break-even live

Break-even rent $913

Max offer price $89,900

Occupancy floor 93%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 18th St Bay City, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.77mi
800 McKinley St Bay City, MI	2.0	1.0	796	$925	$1.16	43d	1	0.84mi

Listing history 22 events

1. 2026-06-15
   statusdays on market $89,900 Pending 17 DOM
2. 2026-06-14
   days on market $89,900 Active 16 DOM
3. 2026-06-12
   days on market $89,900 Active 15 DOM
4. 2026-06-09
   days on market $89,900 Active 12 DOM
5. 2026-06-08
   days on market $89,900 Active 11 DOM
6. 2026-06-07
   days on market $89,900 Active 10 DOM
7. 2026-06-05
   days on market $89,900 Active 7 DOM
8. 2026-06-03
   days on market $89,900 Active 6 DOM
9. 2026-06-02
   days on market $89,900 Active 5 DOM
10. 2026-06-01
    days on market $89,900 Active 4 DOM
11. 2026-05-31
    days on market $89,900 Active 3 DOM
12. 2026-05-30
    days on market $89,900 Active 2 DOM
13. 2026-05-28
    listed $89,900 Active 503-char remark

    Show marketing remark (503 chars)

    HAPPY FUTURE AWAITS ON HAMPTON STREET! Welcome to this two bedroom, one bathroom ranch found in the city of Bay City. With nearly 900 square feet of charming living space, this one story house is the perfect next place for you to call home. The adorable all white kitchen and spacious living room help to make entertaining here easy. On a 50 x 110 lot with a fully fenced back yard, you'll enjoy the privacy this home can provide in the city. All that's missing is you, call today for your private tour!

14. 2026-05-28
    listed $89,900 Active

    Show marketing remark (503 chars)

    HAPPY FUTURE AWAITS ON HAMPTON STREET! Welcome to this two bedroom, one bathroom ranch found in the city of Bay City. With nearly 900 square feet of charming living space, this one story house is the perfect next place for you to call home. The adorable all white kitchen and spacious living room help to make entertaining here easy. On a 50 x 110 lot with a fully fenced back yard, you'll enjoy the privacy this home can provide in the city. All that's missing is you, call today for your private tour!

15. 2023-02-13
    soldstatus $86,000
16. 2023-01-26
    soldstatus $86,000 Closed 424-char remark

    Show marketing remark (424 chars)

    NOTHING TO DO HERE BUT MOVE IN!!!This cute and clean 2 bedroom home features updated roof, gutters, exterior paint, shutters, over sized porch, exterior door, windows, furnace, water heater, new full bath! Large carport with extra storage shed, deep crawl space and a very nice sized back yard. Large utility/laundry room with new flooring. Just a short walk to Central High School. Get in quick this one will not last long!

17. 2022-11-10
    status Pending 424-char remark

    Show marketing remark (424 chars)

    NOTHING TO DO HERE BUT MOVE IN!!!This cute and clean 2 bedroom home features updated roof, gutters, exterior paint, shutters, over sized porch, exterior door, windows, furnace, water heater, new full bath! Large carport with extra storage shed, deep crawl space and a very nice sized back yard. Large utility/laundry room with new flooring. Just a short walk to Central High School. Get in quick this one will not last long!

18. 2022-11-04
    historical Keep Showing-Contgcy Appl 424-char remark

    Show marketing remark (424 chars)

    NOTHING TO DO HERE BUT MOVE IN!!!This cute and clean 2 bedroom home features updated roof, gutters, exterior paint, shutters, over sized porch, exterior door, windows, furnace, water heater, new full bath! Large carport with extra storage shed, deep crawl space and a very nice sized back yard. Large utility/laundry room with new flooring. Just a short walk to Central High School. Get in quick this one will not last long!

19. 2022-10-28
    listed $84,900 Active 424-char remark

    Show marketing remark (424 chars)

    NOTHING TO DO HERE BUT MOVE IN!!!This cute and clean 2 bedroom home features updated roof, gutters, exterior paint, shutters, over sized porch, exterior door, windows, furnace, water heater, new full bath! Large carport with extra storage shed, deep crawl space and a very nice sized back yard. Large utility/laundry room with new flooring. Just a short walk to Central High School. Get in quick this one will not last long!

20. 2015-04-06
    soldstatus $44,400
21. 2015-03-26
    soldstatus $44,400
22. 2014-08-18
    listed $54,900

ⓘ 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: $2,550 · $212/mo
• Projected year-2 tax: $2,550 · $212/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 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: $11,217
• − Mortgage interest: −$5,036
• − Property taxes: −$2,550
• − Insurance: −$450
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,615
• Taxable loss: −$1,228
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $499/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
• County: Bay County · 36,975 people
• City population: 25,635
• Metro: Bay City, MI
• Population (ZIP): 25,635
• Household income: $50,518
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 528.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 17% Lithuanian 7% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -82.21%
• Current HPI: 183.5774
• Rent YoY: —
• Metro: Bay City, MI
• 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

+63.8% since first listed

10 events — show timeline

• 2026-05-28 Listed $89,900 REALCOMP
• 2026-05-28 Listed $89,900 MiRealSource-MiMLS
• 2023-02-13 Sold (Public Records) $86,000 Public Records
• 2023-01-26 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2022-11-10 Pending — MiRealSource-MiMLS
• 2022-11-04 Contingent — MiRealSource-MiMLS
• 2022-10-28 Listed $84,900 MiRealSource-MiMLS
• 2015-04-06 Sold (Public Records) $44,400 Public Records
• 2015-03-26 Sold (MLS) $44,400 MiRealSource-MiMLS
• 2014-08-18 Listed $54,900 MiRealSource-MiMLS

Property tax history

+6.6%/yr

Latest (2025): $2,550 · -15.3% YoY. Source: county tax records.