306 Sanson St · Bay City, MI 48706

$130,000

2 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 18 Days on market

Built 1955 9,583 sqft lot $115/sqft · 9% above area Est $119k · 9% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +3.4/15.0
• 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

Nestled in a desirable west-side location on a low-traffic street, this charming home offers comfort and convenience. Inside, you’ll love the warmth of a cozy fireplace that creates the perfect gathering space. The home also features a versatile den/family room at the back, ideal for relaxing, entertaining, or working from home. Step outside to enjoy summer days by the refreshing pool, unwind on the patio, and appreciate the convenience of a 1½-car garage. The extra-large 62 x 153 fenced lot provides plenty of room for pets, play, or gardening. To make moving even easier, all appliances are included—making this home an opportunity you won’t want to miss. Newer flooring, countertops, cabinets, paint, water heater, furnace, pool liner all replaced! This home has you covered on a lot of the mechanicals and roof still has plenty of years!

Key facts

• Versatile den
• Refreshing pool
• Cozy fireplace

Tags

• WEST-SIDE LOCATION
• COZY FIREPLACE
• VERSATILE DEN
• REFRESHING POOL
• EXTRA-LARGE FENCED LOT
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Outdoor pool
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential zoning
• Construction: Brick and wood siding exterior; Block and slab foundation; Built above grade (finished area listed)
• Exterior features: Patio; Fenced yard; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Fireplace in the living room; Basement with block construction
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $62k; list at $130k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $119,171
• List price: $130,000
• Delta: 9.09%
• 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
222 E Murphy St	0.12mi	3/1.0 (+1)	1,156 (+2%)	3mo	$212,000	$183	83
118 AUSABLE STATE Rd	0.25mi	3/1.5 (+1)	1,131 (+0%)	3mo	$155,000	$137	79
427 James St	0.18mi	3/1.0 (+1)	1,088 (-4%)	3mo	$131,000	$120	78
705 Sidney St	0.08mi	2/1.5	1,008 (-11%)	0mo	$175,000	$174	76
202 Elm St	0.25mi	3/1.0 (+1)	1,040 (-8%)	1mo	$72,000	$69	69
10 State Park Dr	0.62mi	2/1.0	1,124 (-0%)	3mo	$115,000	$102	68
1115 Litchfield St	0.42mi	3/1.0 (+1)	1,012 (-10%)	3mo	$122,000	$121	56
1107 Bradfield St	0.52mi	3/1.0 (+1)	1,224 (+8%)	3mo	$133,500	$109	54
602 Transit St	0.63mi	3/1.5 (+1)	1,056 (-6%)	1mo	$156,500	$148	51
1304 LENG St	0.69mi	3/1.0 (+1)	1,200 (+6%)	3mo	$98,000	$82	50
402 State St	0.56mi	3/1.0 (+1)	1,000 (-12%)	3mo	$109,000	$109	48
809 N LINN St	0.71mi	3/1.5 (+1)	1,029 (-9%)	2mo	$92,500	$90	44

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $5,507
• Equity at exit: $19,383

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $39,079
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $417

Break-even live

Break-even rent $1,135

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $490	-5% $454	+0% $417	+5% $380	+10% $343
Rent	-10% $285	-5% $351	+0% $417	+5% $483	+10% $548
Rate	-1.0pp $482	-0.5pp $450	base $417	+0.5pp $383	+1.0pp $349

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: $32,500
• Closing costs: $3,900
• 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	1.01mi
605 E Jane St Bay City, MI	1.0	1.0	754	$1,650	$2.19	44d	1	1.31mi

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 18 DOM
2. 2026-06-18
   days on market $130,000 Active 17 DOM
3. 2026-06-17
   days on market $130,000 Active 16 DOM
4. 2026-06-16
   days on market $130,000 Active 15 DOM
5. 2026-06-15
   days on market $130,000 Active 14 DOM
6. 2026-06-14
   days on market $130,000 Active 12 DOM
7. 2026-06-12
   days on market $130,000 Active 11 DOM
8. 2026-06-09
   days on market $130,000 Active 8 DOM
9. 2026-06-09
   status $130,000 Active 7 DOM
10. 2026-05-07
    status Pending 854-char remark

    Show marketing remark (871 chars)

    Nestled in a desirable west-side location on a low-traffic street, this charming home offers comfort and convenience. Inside, you’ll love the warmth of a cozy fireplace that creates the perfect gathering space. The home also features a versatile den/family room at the back, ideal for relaxing, entertaining, or working from home. Step outside to enjoy summer days by the refreshing pool, unwind on the patio, and appreciate the convenience of a 1½-car garage. The extra-large 62 x 153 fenced lot provides plenty of room for pets, play, or gardening. To make moving even easier, all appliances are included—making this home an opportunity you won’t want to miss. Newer flooring, countertops, cabinets, paint, water heater, furnace, pool liner all replaced! This home has you covered on a lot of the mechanicals and roof still has plenty of years!

11. 2026-05-07
    status Pending 871-char remark

    Show marketing remark (871 chars)

    Nestled in a desirable west-side location on a low-traffic street, this charming home offers comfort and convenience. Inside, you’ll love the warmth of a cozy fireplace that creates the perfect gathering space. The home also features a versatile den/family room at the back, ideal for relaxing, entertaining, or working from home. Step outside to enjoy summer days by the refreshing pool, unwind on the patio, and appreciate the convenience of a 1½-car garage. The extra-large 62 x 153 fenced lot provides plenty of room for pets, play, or gardening. To make moving even easier, all appliances are included—making this home an opportunity you won’t want to miss. Newer flooring, countertops, cabinets, paint, water heater, furnace, pool liner all replaced! This home has you covered on a lot of the mechanicals and roof still has plenty of years!

12. 2026-04-30
    listed $130,000 Active 854-char remark

    Show marketing remark (871 chars)

    Nestled in a desirable west-side location on a low-traffic street, this charming home offers comfort and convenience. Inside, you’ll love the warmth of a cozy fireplace that creates the perfect gathering space. The home also features a versatile den/family room at the back, ideal for relaxing, entertaining, or working from home. Step outside to enjoy summer days by the refreshing pool, unwind on the patio, and appreciate the convenience of a 1½-car garage. The extra-large 62 x 153 fenced lot provides plenty of room for pets, play, or gardening. To make moving even easier, all appliances are included—making this home an opportunity you won’t want to miss. Newer flooring, countertops, cabinets, paint, water heater, furnace, pool liner all replaced! This home has you covered on a lot of the mechanicals and roof still has plenty of years!

13. 2026-04-30
    listed $130,000 Active 871-char remark

    Show marketing remark (871 chars)

    Nestled in a desirable west-side location on a low-traffic street, this charming home offers comfort and convenience. Inside, you’ll love the warmth of a cozy fireplace that creates the perfect gathering space. The home also features a versatile den/family room at the back, ideal for relaxing, entertaining, or working from home. Step outside to enjoy summer days by the refreshing pool, unwind on the patio, and appreciate the convenience of a 1½-car garage. The extra-large 62 x 153 fenced lot provides plenty of room for pets, play, or gardening. To make moving even easier, all appliances are included—making this home an opportunity you won’t want to miss. Newer flooring, countertops, cabinets, paint, water heater, furnace, pool liner all replaced! This home has you covered on a lot of the mechanicals and roof still has plenty of years!

14. 2018-04-20
    soldstatus $62,000
15. 2018-04-16
    soldstatus $62,000

    Show marketing remark (520 chars)

    Situated in a great west side location with low traffic and close to most conveniences, this charming home just needs a very minor amount of TLC to be tip-top again. You'll have a head start given the furnace, A/C, windows and a metal (tile look) roof have all be updated in the last 7-10 years. You'll also find hardwood floors, a cozy fireplace, relaxing pool, 1 1/2 car garage, patio, and a separate den/family room at the back of the home. All appliances are included too, and the extra large 62 x 153 lot is fenced.

16. 2018-02-14
    listed $65,000

    Show marketing remark (520 chars)

    Situated in a great west side location with low traffic and close to most conveniences, this charming home just needs a very minor amount of TLC to be tip-top again. You'll have a head start given the furnace, A/C, windows and a metal (tile look) roof have all be updated in the last 7-10 years. You'll also find hardwood floors, a cozy fireplace, relaxing pool, 1 1/2 car garage, patio, and a separate den/family room at the back of the home. All appliances are included too, and the extra large 62 x 153 lot is fenced.

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$35/yr (+$3/mo · 1.8%)

ⓘ 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 3/10 Moderate 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: $19,957
• − Mortgage interest: −$7,282
• − Property taxes: −$1,933
• − Insurance: −$650
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$3,782
• Taxable income: $3,117
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $4,254/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

+100.0% since first listed

9 events — show timeline

• 2026-06-08 Relisted — REALCOMP
• 2026-06-08 Relisted — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-04-30 Listed $130,000 REALCOMP
• 2026-04-30 Listed $130,000 MiRealSource-MiMLS
• 2018-04-20 Sold (Public Records) $62,000 Public Records
• 2018-04-16 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2018-02-14 Listed $65,000 MiRealSource-MiMLS

Property tax history

+1.7%/yr

Latest (2025): $1,933 · +3.0% YoY. Source: county tax records.