1831 11th Ave · Port Huron, MI 48060

$109,900

4 bd · 1.0 ba · 1,720 sqft · SingleFamily · 224 Days on market

Built 1896 5,663 sqft lot $64/sqft · 34% below area Est $166k · 34% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

Key facts

• New flooring
• Large kitchen
• Updated furnace

Tags

• CORNER LOT
• NEW FLOORING
• LARGE KITCHEN
• KNOTTY PINE FAMILY ROOM
• FOYER W SKYLIGHT
• UPDATED FURNACE

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$165,659) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.6% in Port Huron — 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 65/100 on livability (#445 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, health & safety D, schools F.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 220 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $110k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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 1896 — 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 F-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: 1.28% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (median comp): $165,659
• List price: $109,900
• Delta: -33.66%
• 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
1919 Elk St	0.20mi	3/2.0 (-1)	1,740 (+1%)	12mo	$153,000	$88	70
2115 Stone St	0.32mi	4/2.5	1,752 (+2%)	11mo	$113,000	$64	66
1307 Hancock St	0.58mi	4/1.0	1,689 (-2%)	8mo	$199,000	$118	64
1303 10th Ave	0.46mi	4/2.0	1,668 (-3%)	8mo	$184,900	$111	62
1417 Kearney St	0.54mi	4/2.0	1,651 (-4%)	3mo	$179,900	$109	62
1205 Lyon St	0.19mi	3/1.0 (-1)	1,568 (-9%)	13mo	$181,000	$115	61
2429 Walnut St St	0.55mi	4/1.0	1,854 (+8%)	9mo	$107,000	$58	54
2428 20th Ave	0.65mi	3/1.5 (-1)	1,677 (-2%)	7mo	$186,000	$111	53
2413 Church St	0.71mi	3/2.0 (-1)	1,774 (+3%)	1mo	$255,000	$144	52
2527 16th Ave	0.58mi	3/1.0 (-1)	1,797 (+4%)	13mo	$233,000	$130	49
1018 Poplar St	0.68mi	3/1.0 (-1)	1,546 (-10%)	14mo	$165,000	$107	35
2222 Woodstock Dr	0.62mi	4/2.0	1,962 (+14%)	16mo	$269,900	$138	30

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,186
• Equity at exit: $16,386

10-year hold

• IRR: 8.6%
• Equity multiple: 1.68×
• Total profit: $20,979
• Equity at exit: $9,502

Cash invested: $30,772 (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 48060

• Rents YoY: 3.6%
• Active inventory: 220
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $230

Break-even live

Break-even rent $1,119

Max offer price $109,900

Occupancy floor 79%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.77mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	24d	1	0.98mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	1.34mi

Listing history 32 events

1. 2026-06-09
   days on market $109,900 Active 224 DOM
2. 2026-06-08
   days on market $109,900 Active 223 DOM
3. 2026-06-07
   days on market $109,900 Active 222 DOM
4. 2026-06-04
   days on market $109,900 Active 219 DOM
5. 2026-06-03
   days on market $109,900 Active 218 DOM
6. 2026-06-02
   days on market $109,900 Active 217 DOM
7. 2026-06-01
   days on market $109,900 Active 216 DOM
8. 2026-05-31
   days on market $109,900 Active 215 DOM
9. 2026-02-04
   price $109,900 381-char remark

   Show marketing remark (381 chars)

   Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

10. 2026-02-04
    price $109,900 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

11. 2025-12-31
    price $114,000 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

12. 2025-12-30
    price $114,000 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

13. 2025-11-04
    price $119,900 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

14. 2025-11-03
    price $119,900 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

15. 2025-10-28
    listed $128,000 Active 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

16. 2025-10-28
    listed $128,000 Active 381-char remark

    Show marketing remark (381 chars)

    Large home on a corner lot at the north end featuring 4 bedrooms, 1 bath with new flooring and vanity, large kitchen, knotty pine cozy family room. Primary bedroom on main floor with additional 3 bedrooms upstairs offer privacy. Foyer w/ Skylight, updated furnace, side covered porch, back deck, shed and much more! Home does need work (reflected in price), and is tenant occupied.

17. 2008-07-10
    soldstatus $22,000
18. 2008-07-10
    soldstatus $22,000
19. 2008-06-23
    historical
20. 2008-02-27
    listed $27,500
21. 2008-02-27
    listed $27,500
22. 2008-02-27
    historical
23. 2008-01-03
    listed $79,900
24. 2007-12-31
    historical
25. 2007-07-05
    listed $79,900
26. 2005-02-28
    soldstatus $96,000
27. 2005-02-28
    soldstatus $96,000
28. 2005-02-08
    historical
29. 2004-08-03
    listed $98,500
30. 2004-08-03
    listed $98,500
31. 1998-11-09
    soldstatus $58,000
32. 1998-08-05
    listed $59,900

ⓘ 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: $3,139 · $262/mo
• Projected year-2 tax: $3,139 · $262/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 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $16,919
• − Mortgage interest: −$6,156
• − Property taxes: −$3,139
• − Insurance: −$550
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,197
• Taxable income: $1,170
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $2,480/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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Port Huron

• Score: 65/100
• State rank: #445
• US rank: #12478

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Huron, MI
• County: Saint Clair County · 44,760 people
• City population: 39,342
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,342
• Household income: $53,018
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1808.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.75%
• Current HPI: 177.2401
• Rent YoY: ▲ 3.61%
• Metro: Detroit-Warren-Dearborn, 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

+83.5% since first listed

24 events — show timeline

• 2026-02-04 Price Changed $109,900 MiRealSource-MiMLS
• 2026-02-04 Price Changed $109,900 REALCOMP
• 2025-12-31 Price Changed $114,000 MiRealSource-MiMLS
• 2025-12-30 Price Changed $114,000 REALCOMP
• 2025-11-04 Price Changed $119,900 MiRealSource-MiMLS
• 2025-11-03 Price Changed $119,900 REALCOMP
• 2025-10-28 Listed $128,000 REALCOMP
• 2025-10-28 Listed $128,000 MiRealSource-MiMLS
• 2008-07-10 Sold (MLS) $22,000 REALCOMP
• 2008-07-10 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2008-06-23 Listing Removed — MiRealSource-MiMLS
• 2008-02-27 Listing Removed — REALCOMP
• 2008-02-27 Listed $27,500 REALCOMP
• 2008-02-27 Listed $27,500 MiRealSource-MiMLS
• 2008-01-03 Listed $79,900 REALCOMP
• 2007-12-31 Listing Removed — REALCOMP
• 2007-07-05 Listed $79,900 REALCOMP
• 2005-02-28 Sold (MLS) $96,000 REALCOMP
• 2005-02-28 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2005-02-08 Listing Removed — MiRealSource-MiMLS
• 2004-08-03 Listed $98,500 REALCOMP
• 2004-08-03 Listed $98,500 MiRealSource-MiMLS
• 1998-11-09 Sold (MLS) $58,000 REALCOMP
• 1998-08-05 Listed $59,900 REALCOMP

Property tax history

+10.7%/yr

Latest (2025): $3,139 · +85.9% YoY. Source: county tax records.