40 Westside Saginaw Rd · Monitor, MI 48706

$129,900

4 bd · 2.5 ba · 1,328 sqft · SingleFamily public records · 153 Days on market

Built 1946 0.42 ac lot $98/sqft · 36% below area Est $203k · 36% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard—offering space, privacy, and room to grow. As you enter, you’re greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you’ll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers—perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

Key facts

• Well sized kitchen
• Attached garage
• Formal dining area

Tags

• ATTACHED GARAGE
• LARGE FULLY FENCED BACKYARD
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• WELL SIZED KITCHEN
• TWO ADDITIONAL BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Mackensen Elementary School (math 47% / reading 62%, grade C, #276 of 1,397 statewide, top 22%, 245 students, 39% FRL); Western Middle School (math 32% / reading 47%, grade F, #215 of 493 statewide, top 45%, 726 students, 36% FRL); Bay City Western High School (math 35% / reading 61%, grade D, #183 of 713 statewide, top 26%, 1,102 students, 29% FRL).
• Zoned-school proficiency averages 47% at this address vs 34% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Bay City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 248 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 $898 of loan paydown is wiped out by about $4k 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 153 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1946 — 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. 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: 1.08% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $202,756
• List price: $129,900
• Delta: -35.93%
• 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
704 Salzburg Ave	0.61mi	4/2.0	1,342 (+1%)	1mo	$20,000	$15	67
1001 Salzburg Ave	0.47mi	4/1.5	1,288 (-3%)	9mo	$83,000	$64	62
2005 S Euclid Ave	0.38mi	3/1.0 (-1)	1,345 (+1%)	9mo	$137,500	$102	61
2975 Continental Dr	0.62mi	3/1.0 (-1)	1,326 (-0%)	1mo	$209,000	$158	59
5535 Gaertner Ct	0.21mi	3/1.0 (-1)	1,173 (-12%)	1mo	$165,000	$141	58
158 Salzburg Rd	0.50mi	3/1.5 (-1)	1,231 (-7%)	2mo	$203,000	$165	54
5447 Kasemeyer Rd	0.30mi	3/2.0 (-1)	1,488 (+12%)	6mo	$265,000	$178	54
1708 S Warner Ave	0.75mi	3/2.0 (-1)	1,376 (+4%)	0mo	$155,000	$113	52
5500 Michael Dr	0.72mi	3/1.0 (-1)	1,300 (-2%)	3mo	$198,000	$152	49
3106 S Euclid Ave	0.71mi	3/1.5 (-1)	1,356 (+2%)	6mo	$150,000	$111	49
2900 Wayne Dr	0.71mi	3/1.5 (-1)	1,436 (+8%)	3mo	$215,000	$150	42
1313 S Barclay St	0.72mi	3/2.0 (-1)	1,176 (-11%)	2mo	$190,000	$162	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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,955
• Equity at exit: $19,369

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $20,662
• Equity at exit: $11,231

Cash invested: $36,372 (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: 248
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $284

Break-even live

Break-even rent $1,045

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $358	-5% $321	+0% $284	+5% $248	+10% $211
Rent	-10% $173	-5% $229	+0% $284	+5% $340	+10% $395
Rate	-1.0pp $350	-0.5pp $317	base $284	+0.5pp $251	+1.0pp $217

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $129,900 Active 153 DOM
2. 2026-06-19
   days on market $129,900 Active 151 DOM
3. 2026-06-18
   days on market $129,900 Active 150 DOM
4. 2026-06-17
   days on market $129,900 Active 149 DOM
5. 2026-06-16
   days on market $129,900 Active 148 DOM
6. 2026-06-15
   days on market $129,900 Active 147 DOM
7. 2026-06-14
   days on market $129,900 Active 145 DOM
8. 2026-06-12
   days on market $129,900 Active 144 DOM
9. 2026-06-09
   days on market $129,900 Active 141 DOM
10. 2026-06-08
    days on market $129,900 Active 140 DOM
11. 2026-06-07
    days on market $129,900 Active 139 DOM
12. 2026-06-05
    days on market $129,900 Active 136 DOM
13. 2026-06-03
    days on market $129,900 Active 135 DOM
14. 2026-06-02
    days on market $129,900 Active 134 DOM
15. 2026-06-01
    days on market $129,900 Active 133 DOM
16. 2026-05-31
    days on market $129,900 Active 132 DOM
17. 2026-05-30
    days on market $129,900 Active 131 DOM
18. 2026-03-26
    price $129,900 1322-char remark

    Show marketing remark (1298 chars)

    Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard-offering space, privacy, and room to grow. As you enter, you're greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you'll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers-perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

19. 2026-03-26
    price $129,900 1298-char remark

    Show marketing remark (1298 chars)

    Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard-offering space, privacy, and room to grow. As you enter, you're greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you'll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers-perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

20. 2026-01-29
    price $139,900 1322-char remark

    Show marketing remark (1322 chars)

    Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard—offering space, privacy, and room to grow. As you enter, you’re greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you’ll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers—perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

21. 2026-01-28
    price $139,900 1298-char remark

    Show marketing remark (1298 chars)

    Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard-offering space, privacy, and room to grow. As you enter, you're greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you'll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers-perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

22. 2026-01-19
    listed $145,000 Active 1298-char remark

    Show marketing remark (1322 chars)

    Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard—offering space, privacy, and room to grow. As you enter, you’re greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you’ll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers—perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

23. 2026-01-19
    listed $145,000 Active 1322-char remark

    Show marketing remark (1322 chars)

    Step inside and imagine the possibilities. This Bay City home sits on nearly half an acre and welcomes you with an attached garage and a large, fully fenced backyard—offering space, privacy, and room to grow. As you enter, you’re greeted by a spacious living room that flows into a formal dining area, creating an inviting layout for everyday living and hosting. Just beyond, the well-sized kitchen anchors the main level and offers a functional footprint ready for your personal touch. Two bedrooms and a full bathroom are conveniently located on the main floor. Upstairs, you’ll find two additional bedrooms, a half bathroom, and a charming nook with built-in drawers—perfect for extra storage or a cozy reading space. The lower level adds even more potential, featuring a full bathroom and an egress window, making a finished basement a real possibility for additional living or recreational space. This home presents as a renovation opportunity. Updates and repairs needed include replacement of the meter socket, a new main breaker, and updated water pipes/plumbing. With 1,328 square feet above grade, a generous fenced lot, and convenient access to local colleges, shopping, dining, and everyday amenities, this property offers strong upside for buyers looking to customize and build equity.

24. 2023-10-24
    soldstatus $114,000
25. 2023-10-20
    soldstatus $114,000 Closed
26. 2023-09-04
    status Pending
27. 2023-08-20
    historical Keep Showing-Contgcy Appl
28. 2023-08-09
    price $118,000
29. 2023-07-28
    price $119,000
30. 2023-07-20
    price $120,000
31. 2023-07-16
    price $121,000
32. 2023-07-11
    price $123,000
33. 2023-07-07
    price $125,000
34. 2023-06-27
    price $128,000
35. 2023-06-16
    status Active
36. 2022-09-26
    status Pending
37. 2022-09-26
    price $129,000
38. 2022-07-18
    listed $115,000 Active
39. 2019-07-18
    soldstatus $88,500
40. 2011-01-24
    soldstatus $25,000
41. 2010-10-27
    listed $32,000

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: +$458/yr (+$38/mo · 42.2%)

ⓘ 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 ≥97°F today · 13 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: $16,864
• − Mortgage interest: −$7,276
• − Property taxes: −$1,085
• − Insurance: −$650
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,779
• Taxable income: $1,376
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $3,083/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 — Monitor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+305.9% since first listed

24 events — show timeline

• 2026-03-26 Price Changed $129,900 MiRealSource-MiMLS
• 2026-03-26 Price Changed $129,900 REALCOMP
• 2026-01-29 Price Changed $139,900 MiRealSource-MiMLS
• 2026-01-28 Price Changed $139,900 REALCOMP
• 2026-01-19 Listed $145,000 REALCOMP
• 2026-01-19 Listed $145,000 MiRealSource-MiMLS
• 2023-10-24 Sold (Public Records) $114,000 Public Records
• 2023-10-20 Sold (MLS) $114,000 MiRealSource-MiMLS
• 2023-09-04 Pending — MiRealSource-MiMLS
• 2023-08-20 Contingent — MiRealSource-MiMLS
• 2023-08-09 Price Changed $118,000 MiRealSource-MiMLS
• 2023-07-28 Price Changed $119,000 MiRealSource-MiMLS
• 2023-07-20 Price Changed $120,000 MiRealSource-MiMLS
• 2023-07-16 Price Changed $121,000 MiRealSource-MiMLS
• 2023-07-11 Price Changed $123,000 MiRealSource-MiMLS
• 2023-07-07 Price Changed $125,000 MiRealSource-MiMLS
• 2023-06-27 Price Changed $128,000 MiRealSource-MiMLS
• 2023-06-16 Relisted — MiRealSource-MiMLS
• 2022-09-26 Pending — MiRealSource-MiMLS
• 2022-09-26 Price Changed $129,000 MiRealSource-MiMLS
• 2022-07-18 Listed $115,000 MiRealSource-MiMLS
• 2019-07-18 Sold (Public Records) $88,500 Public Records
• 2011-01-24 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2010-10-27 Listed $32,000 MiRealSource-MiMLS

Property tax history

-5.1%/yr

Latest (2025): $1,085 · -59.3% YoY. Source: county tax records.