3176 E Fisher Rd · Bay City, MI 48706

$159,900

3 bd · 1.0 ba · 1,553 sqft · SingleFamily public records · 78 Days on market

Built 1951 1.00 ac lot Est $242k · 34% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• 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

Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

Key facts

• 1 acre lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $51 ($615/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.1% below list).
• Recommended offer: $134k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Bay City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k of loan paydown is wiped out by about $5k 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 78 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,127 (16.1% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $242,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3193 Haberland Dr	0.10mi	3/1.5	1,682 (+8%)	1mo	$171,000	$102	79
3052 E Fisher Rd	0.18mi	3/1.0	1,400 (-10%)	1mo	$138,500	$99	74
3196 Haberland Dr	0.13mi	3/1.5	1,374 (-12%)	12mo	$215,000	$156	63
2948 E FISHER Rd	0.40mi	3/2.5	1,668 (+7%)	6mo	$299,900	$180	58
316 S Woodbridge Ave	0.56mi	3/1.0	1,418 (-9%)	2mo	$65,000	$46	58
4700 Foxcroft Dr	0.61mi	4/2.0 (+1)	1,551 (-0%)	7mo	$245,000	$158	57
3220 E Midland Rd	0.50mi	3/1.5	1,683 (+8%)	9mo	$400,000	$238	54
4736 Moeller Dr	0.74mi	3/2.0	1,630 (+5%)	1mo	$264,900	$163	52
5149 Reinhardt Ln	0.52mi	3/1.5	1,672 (+8%)	10mo	$199,000	$119	52
509 Gies St	0.41mi	3/2.0	1,748 (+13%)	6mo	$189,900	$109	50
307 S Barclay St	0.73mi	4/1.5 (+1)	1,548 (-0%)	10mo	$170,000	$110	50
109 Englehardt Dr	0.70mi	3/2.0	1,680 (+8%)	1mo	$301,000	$179	49

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-22,687
• Equity at exit: $23,842

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,713
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $51

Break-even live

Break-even rent $1,276

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $96	+0% $51	+5% $6	+10% $-39
Rent	-10% $-55	-5% $-2	+0% $51	+5% $104	+10% $157
Rate	-1.0pp $132	-0.5pp $92	base $51	+0.5pp $10	+1.0pp $-32

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-04-25
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

2. 2026-04-25
   status Pending

   Show marketing remark (611 chars)

   Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

3. 2026-04-04
   price $159,900 611-char remark

   Show marketing remark (611 chars)

   Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

4. 2026-04-03
   price $159,900
5. 2026-03-27
   status Active
6. 2026-03-27
   historical
7. 2026-03-18
   price $164,900 611-char remark

   Show marketing remark (611 chars)

   Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

8. 2026-03-18
   price $164,900

   Show marketing remark (611 chars)

   Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

9. 2026-02-22
   status Active 611-char remark

   Show marketing remark (611 chars)

   Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

10. 2026-02-22
    status Active

    Show marketing remark (611 chars)

    Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

11. 2026-01-15
    historical 611-char remark

    Show marketing remark (611 chars)

    Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

12. 2025-12-29
    listed $169,000 Active
13. 2025-12-28
    listed $169,000 Active 611-char remark

    Show marketing remark (611 chars)

    Nestled at 3176 E Fisher RD, Bay City, MI, this single-family residence in Bay County offers a unique opportunity to own a piece of classic Americana. Built in 1951, this property awaits your vision to transform it into a personalized haven. Imagine waking each morning in one of the three bedrooms, each a blank canvas ready to be styled to your taste. The residence includes one bathroom, providing an essential space that can be transformed into a tranquil retreat. This Bay City single-family residence, with its enduring charm, presents a remarkable opportunity to create the home you've always envisioned.

14. 2025-12-26
    historical
15. 2025-11-20
    price $169,900
16. 2025-11-20
    price $169,900
17. 2025-11-05
    status Active
18. 2025-11-05
    status Active
19. 2025-10-22
    status Pending
20. 2025-10-22
    status Pending
21. 2025-10-22
    historical
22. 2025-10-11
    status Active
23. 2025-10-11
    historical
24. 2025-10-04
    price $179,900
25. 2025-10-04
    price $179,900
26. 2025-09-26
    listed $189,900 Active
27. 2025-09-25
    listed $189,900 Active
28. 2023-10-17
    soldstatus $133,000
29. 2023-10-12
    soldstatus $133,000 Closed
30. 2023-09-07
    status Pending
31. 2023-08-22
    historical Keep Showing-Contgcy Appl
32. 2023-08-16
    listed $125,000 Active
33. 2023-07-03
    soldstatus $125,000
34. 2023-06-19
    soldstatus $125,000 Closed
35. 2023-06-05
    status Pending
36. 2023-05-29
    status Active
37. 2023-05-21
    historical Keep Showing-Contgcy Appl
38. 2023-05-15
    listed $119,000 Active

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,851 · $154/mo
• Expected delta: +$612/yr (+$51/mo · 49.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $16,095
• − Mortgage interest: −$8,957
• − Property taxes: −$1,239
• − Insurance: −$800
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,652
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,125/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

• 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

+34.4% since first listed

38 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-04 Price Changed $159,900 MiRealSource-MiMLS
• 2026-04-03 Price Changed $159,900 REALCOMP
• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-18 Price Changed $164,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $164,900 REALCOMP
• 2026-02-22 Relisted — MiRealSource-MiMLS
• 2026-02-22 Relisted — REALCOMP
• 2026-01-15 Listing Removed — MiRealSource-MiMLS
• 2025-12-29 Listed $169,000 REALCOMP
• 2025-12-28 Listed $169,000 MiRealSource-MiMLS
• 2025-12-26 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Price Changed $169,900 MiRealSource-MiMLS
• 2025-11-20 Price Changed $169,900 REALCOMP
• 2025-11-05 Relisted — MiRealSource-MiMLS
• 2025-11-05 Relisted — REALCOMP
• 2025-10-22 Pending — MiRealSource-MiMLS
• 2025-10-22 Pending — REALCOMP
• 2025-10-22 Listing Removed — REALCOMP
• 2025-10-11 Relisted — REALCOMP
• 2025-10-11 Listing Removed — REALCOMP
• 2025-10-04 Price Changed $179,900 MiRealSource-MiMLS
• 2025-10-04 Price Changed $179,900 REALCOMP
• 2025-09-26 Listed $189,900 REALCOMP
• 2025-09-25 Listed $189,900 MiRealSource-MiMLS
• 2023-10-17 Sold (Public Records) $133,000 Public Records
• 2023-10-12 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2023-09-07 Pending — MiRealSource-MiMLS
• 2023-08-22 Contingent — MiRealSource-MiMLS
• 2023-08-16 Listed $125,000 MiRealSource-MiMLS
• 2023-07-03 Sold (Public Records) $125,000 Public Records
• 2023-06-19 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2023-06-05 Pending — MiRealSource-MiMLS
• 2023-05-29 Relisted — MiRealSource-MiMLS
• 2023-05-21 Contingent — MiRealSource-MiMLS
• 2023-05-15 Listed $119,000 MiRealSource-MiMLS

Property tax history

-1.8%/yr

Latest (2025): $1,239 · -58.8% YoY. Source: county tax records.