1909 Columbus St · Bay City, MI 48708

$49,000

3 bd · 1.5 ba · 1,446 sqft · SingleFamily public records · 7 Days on market

Built 1896 5,662 sqft lot ↓ 48% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

3 bed 1 and 1/2 bath home in convenient location in town, close to amenities including parks, restaurants, schools. Across street from Hospital. Detached garage. NIce backyard . Dining room, pantry. LOts of potential here. Needs boiler. multiple offers highest and best by 4/13/2026 1 pm

Key facts

• Pantry off kitchen
• Dining room
• Convenient location

Tags

• CONVENIENT LOCATION
• PANTRY OFF KITCHEN
• ACROSS STREET FROM HOSPITAL
• DETACHED GARAGE
• DINING ROOM

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Public sanitary sewer; Natural gas
• Home design: Residential 1 1/2-story home; Built in 1896; Facing/entry details not provided
• Construction: Basement foundation
• Exterior features: Vinyl trim; Road frontage

Interior

• Kitchen: Main-level kitchen, 17 x 11, vinyl flooring; Main-level breakfast nook, 4 x 4; Main-level dining room, 12 x 12, wood flooring
• Bedrooms: Main-level bedroom: 12 x 8, carpet; Second-level bedroom: 13 x 12, carpet; Second-level bedroom: 11 (width), carpet
• Flooring: Carpet in bedrooms and living room; Carpet in living room (main level); Wood flooring in dining room; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom; 2 total baths/lavatories; 1 lavatory on first level; Bathroom on second level
• Heating & cooling: Boiler heating; Natural gas fuel
• Interior features: 9 total rooms; Has basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Cap rate 18.0% vs local median 6.5% 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: amenities D, crime F, commute 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.
• Zoned schools: Washington Elementary School (math 8% / reading 17%, grade F, #1,203 of 1,397 statewide, top 87%, 395 students, 93% FRL); Handy Middle School (math 17% / reading 33%, grade F, #387 of 493 statewide, top 78%, 685 students, 79% FRL); Bay City Central High School (math 22% / reading 47%, grade F, #372 of 713 statewide, top 56%, 1,033 students, 64% FRL) — zoned schools average 79% FRL vs 44% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 150 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 4.7% of price; built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,000

Questions for the listing agent

1. Built in 1896 — 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: 2.45% ✓
• Cap rate: 18.02%
• Cash-on-cash: 41.90%
• DSCR: 2.86
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $140,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Harold St	0.28mi	4/1.0 (+1)	1,452 (+0%)	2mo	$111,500	$77	77
2206 11th St	0.10mi	2/1.0 (-1)	1,515 (+5%)	7mo	$131,000	$86	74
2131 7th St	0.37mi	3/1.0	1,436 (-1%)	6mo	$134,000	$93	74
200 Tuscola Rd	0.15mi	3/2.0	1,288 (-11%)	4mo	$157,500	$122	70
1500 6th St	0.53mi	3/2.5	1,413 (-2%)	2mo	$128,500	$91	66
407 Harvard St	0.66mi	3/1.0	1,447 (+0%)	6mo	$140,000	$97	62
1713 9th St	0.31mi	3/2.0	1,633 (+13%)	5mo	$130,000	$80	58
2631 Simon Ave	0.59mi	3/2.5	1,392 (-4%)	7mo	$179,971	$129	56
1508 11th St	0.37mi	3/2.5	1,242 (-14%)	2mo	$136,000	$110	54
2122 2nd St	0.74mi	4/1.5 (+1)	1,511 (+4%)	2mo	$140,000	$93	51
76 Cedar Dr	0.46mi	2/1.5 (-1)	1,656 (+14%)	1mo	$160,000	$97	48
500 Princeton St	0.74mi	3/2.0	1,260 (-13%)	5mo	$145,000	$115	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: 38.6%
• Equity multiple: 2.65×
• Total profit: $22,667
• Equity at exit: $7,306

10-year hold

• IRR: 45.1%
• Equity multiple: 5.33×
• Total profit: $59,420
• Equity at exit: $4,237

Cash invested: $13,720 (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: 150
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$191 /mo · $2,286/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $479

Break-even live

Break-even rent $592

Max offer price $49,000

Occupancy floor 55%

Sensitivity live

Price	-10% $642	-5% $493	+0% $479	+5% $465	+10% $451
Rent	-10% $384	-5% $432	+0% $479	+5% $526	+10% $574
Rate	-1.0pp $504	-0.5pp $491	base $479	+0.5pp $466	+1.0pp $453

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: $12,250
• Closing costs: $1,470
• 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	45d	1	1.16mi
1305 Washington Ave Bay City, MI	2.0	1.0	635	$1,675	$2.64	45d	1	1.35mi

Listing history 17 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   listed $49,000 Active
3. 2024-07-30
   historical
4. 2024-07-30
   historical
5. 2024-07-10
   listed $160,000 Active
6. 2024-07-10
   listed $160,000 Active
7. 2022-08-11
   soldstatus $116,600
8. 2022-08-10
   soldstatus $116,600 Closed
9. 2022-08-07
   status Pending
10. 2022-06-29
    historical Keep Showing-Contgcy Appl
11. 2022-06-23
    listed $110,000 Active
12. 2013-10-21
    soldstatus $39,000
13. 2013-01-17
    listed $44,900
14. 2007-12-31
    historical
15. 2007-01-03
    listed $89,900
16. 2006-12-20
    historical
17. 2006-09-20
    listed $94,900

ⓘ 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: $2,286 · $191/mo
• Projected year-2 tax: $2,286 · $191/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: $14,384
• − Mortgage interest: −$2,745
• − Property taxes: −$2,286
• − Insurance: −$245
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,425
• Taxable income: $5,381
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $4,457/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

-48.4% since first listed

17 events — show timeline

• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-07 Listed $49,000 MiRealSource-MiMLS
• 2024-07-30 Listing Removed — MiRealSource-MiMLS
• 2024-07-30 Listing Removed — REALCOMP
• 2024-07-10 Listed $160,000 MiRealSource-MiMLS
• 2024-07-10 Listed $160,000 REALCOMP
• 2022-08-11 Sold (Public Records) $116,600 Public Records
• 2022-08-10 Sold (MLS) $116,600 MiRealSource-MiMLS
• 2022-08-07 Pending — MiRealSource-MiMLS
• 2022-06-29 Contingent — MiRealSource-MiMLS
• 2022-06-23 Listed $110,000 MiRealSource-MiMLS
• 2013-10-21 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2013-01-17 Listed $44,900 MiRealSource-MiMLS
• 2007-12-31 Listing Removed — MiRealSource-MiMLS
• 2007-01-03 Listed $89,900 MiRealSource-MiMLS
• 2006-12-20 Listing Removed — MiRealSource-MiMLS
• 2006-09-20 Listed $94,900 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,286 · -15.2% YoY. Source: county tax records.