801 Marchand St · Bay City, MI 48706

$114,900

4 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 375 Days on market

Built 1900 4,791 sqft lot $81/sqft · 13% below area Est $132k · 13% 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).

• Cash flow +24.1/30.0
• ARV discount +13.2/15.0
• DSCR +7.8/10.0
• 1% rule +7.3/10.0
• 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

Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

Key facts

• New furnace
• New siding
• New hot water heater

Tags

• PARTIALLY RENOVATED PROPERTY
• QUIET NEIGHBORHOOD
• NEW FURNACE
• NEW HOT WATER HEATER
• NEW SIDING
• ELECTRICAL WORK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

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 $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 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 $794 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 375 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

• ARV (median comp): $131,578
• List price: $114,900
• Delta: -12.68%
• 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
406 E Murphy St	0.24mi	4/1.5	1,448 (+2%)	1mo	$175,000	$121	83
1108 Marchand St	0.24mi	3/1.5 (-1)	1,486 (+4%)	2mo	$155,000	$104	72
407 Ottawa St	0.41mi	3/1.5 (-1)	1,458 (+2%)	1mo	$79,900	$55	69
1103 Bradfield St	0.23mi	4/2.0	1,546 (+9%)	8mo	$130,000	$84	65
402 Patterson Ave	0.54mi	3/2.0 (-1)	1,438 (+1%)	1mo	$151,000	$105	63
203 Elm St	0.37mi	3/1.0 (-1)	1,321 (-7%)	4mo	$125,000	$95	62
204 Elm St	0.37mi	3/2.0 (-1)	1,520 (+7%)	1mo	$143,000	$94	61
301 LaSalle St	0.21mi	3/1.0 (-1)	1,250 (-12%)	8mo	$76,000	$61	58
1107 Bradfield St	0.24mi	3/1.0 (-1)	1,224 (-14%)	3mo	$133,500	$109	58
900 E Fulton St	0.68mi	3/2.0 (-1)	1,426 (+0%)	8mo	$40,000	$28	52
117 E Smith St	0.38mi	3/1.0 (-1)	1,216 (-14%)	7mo	$102,000	$84	47
306 W Smith St	0.62mi	3/1.5 (-1)	1,249 (-12%)	5mo	$130,000	$104	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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,122
• Equity at exit: $17,132

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $15,305
• Equity at exit: $9,934

Cash invested: $32,172 (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 48706

• Active inventory: 246
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $226

Break-even live

Break-even rent $1,131

Max offer price $114,900

Occupancy floor 79%

Sensitivity live

Price	-10% $291	-5% $259	+0% $226	+5% $194	+10% $161
Rent	-10% $114	-5% $170	+0% $226	+5% $282	+10% $338
Rate	-1.0pp $284	-0.5pp $256	base $226	+0.5pp $197	+1.0pp $166

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $114,900 Active 375 DOM
2. 2026-06-18
   days on market $114,900 Active 374 DOM
3. 2026-06-17
   days on market $114,900 Active 373 DOM
4. 2026-06-16
   days on market $114,900 Active 372 DOM
5. 2026-06-15
   days on market $114,900 Active 371 DOM
6. 2026-06-14
   days on market $114,900 Active 369 DOM
7. 2026-06-12
   days on market $114,900 Active 368 DOM
8. 2026-06-09
   days on market $114,900 Active 365 DOM
9. 2026-06-08
   days on market $114,900 Active 364 DOM
10. 2026-06-07
    days on market $114,900 Active 363 DOM
11. 2026-06-05
    days on market $114,900 Active 360 DOM
12. 2026-06-03
    days on market $114,900 Active 359 DOM
13. 2026-06-02
    days on market $114,900 Active 358 DOM
14. 2026-06-01
    days on market $114,900 Active 357 DOM
15. 2026-05-31
    days on market $114,900 Active 356 DOM
16. 2026-05-30
    days on market $114,900 Active 355 DOM
17. 2026-05-21
    price $114,900 944-char remark

    Show marketing remark (944 chars)

    Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

18. 2026-03-04
    status Active 944-char remark

    Show marketing remark (944 chars)

    Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

19. 2026-03-01
    historical 944-char remark

    Show marketing remark (944 chars)

    Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

20. 2025-12-17
    price $122,900 944-char remark

    Show marketing remark (944 chars)

    Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

21. 2025-06-17
    price $134,900 944-char remark

    Show marketing remark (944 chars)

    Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

22. 2025-05-23
    listed $139,900 Active 944-char remark

    Show marketing remark (944 chars)

    Opportunity knocks with this partially renovated property in a desirable, quiet neighborhood just 2.5 miles from Bay access — perfect for quick weekend getaways and enjoying the water in minutes! Heavy lifting is done, with over $35,000 already invested in major upgrades including new furnace & hot water heater, new siding, electrical work, basement improvements, interior demo, and a full cleanout. This 4-bedroom, 1-bath home sits on a 50x100 lot and still offers plenty of room for sweat equity. With good bones and a solid foundation, it’s an ideal opportunity for investors, flippers, or handy buyers looking to capitalize on the remaining renovations. Great potential for resale or rental income in a growing area. Cash or renovation financing only. * * * Construction is ongoing and improvements are still currently being performed by seller. Significantly more progress has been made since the pictures were taken.

23. 2024-11-07
    soldstatus $85,000
24. 2024-08-12
    soldstatus $80,000

ⓘ 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: $2,914 · $243/mo
• Projected year-2 tax: $2,914 · $243/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 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: $17,006
• − Mortgage interest: −$6,436
• − Property taxes: −$2,914
• − Insurance: −$574
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,343
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,471/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

+43.6% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $114,900 MiRealSource-MiMLS
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-17 Price Changed $122,900 MiRealSource-MiMLS
• 2025-06-17 Price Changed $134,900 MiRealSource-MiMLS
• 2025-05-23 Listed $139,900 MiRealSource-MiMLS
• 2024-11-07 Sold (Public Records) $85,000 Public Records
• 2024-08-12 Sold (Public Records) $80,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,914 · +72.2% YoY. Source: county tax records.