1026 Bancroft St · Port Huron, MI 48060

$73,000

3 bd · 1.0 ba · 960 sqft · SingleFamily · 56 Days on market

Built 1993 6,534 sqft lot Est $126k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

Key facts

• Waterfront views
• Utility laundry room
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• UTILITY LAUNDRY ROOM
• WATERFRONT VIEWS
• LOCAL AMENITIES

Property features AI

Finance

• Other: Lot dimensions approximately 98 x 68.5 (0.15 acre); Subdivision: AVERY 10TH ST; Cross streets: Oak St / 10th St
• HOA & community: Homeowners association present

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shallow foundation (crawl space)
• Exterior features: Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; No cooling
• Interior features: Oven; Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.81% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $125,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 Bancroft St	0.00mi	3/1.0	960 (0%)	1mo	$67,000	$70	100
1301 Bancroft St	0.20mi	2/1.0 (-1)	940 (-2%)	1mo	$154,900	$165	81
1712 7th St	0.39mi	3/1.0	970 (+1%)	2mo	$100,000	$103	78
1127 Vanderburgh Pl	0.42mi	3/2.0	960 (0%)	2mo	$119,900	$125	75
1334 Beard St	0.43mi	3/1.0	1,004 (+5%)	1mo	$116,000	$116	72
1312 11th St	0.46mi	3/1.0	1,008 (+5%)	3mo	$72,500	$72	68
918 Vanderburgh Pl	0.46mi	3/1.0	900 (-6%)	2mo	$130,000	$144	66
1610 16th St	0.49mi	3/1.0	1,000 (+4%)	5mo	$129,000	$129	66
903 Oak St	0.27mi	3/1.0	1,094 (+14%)	0mo	$160,000	$146	64
1503 Wall St	0.74mi	3/1.5	930 (-3%)	0mo	$128,000	$138	58
1909 Minnie St	0.66mi	3/1.0	875 (-9%)	2mo	$150,000	$171	53
1504 18th St	0.64mi	2/1.0 (-1)	900 (-6%)	3mo	$118,000	$131	53

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $13,352
• Equity at exit: $10,885

10-year hold

• IRR: 25.3%
• Equity multiple: 3.29×
• Total profit: $46,711
• Equity at exit: $6,312

Cash invested: $20,440 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$383
• Tax from tax record: −$248 /mo · $2,981/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $381

Break-even live

Break-even rent $838

Max offer price $73,000

Occupancy floor 66%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Military St #18 Port Huron, MI	2.0	1.0	750	$1,250	$1.67	18d	1	0.48mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	0.81mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	44d	1	1.07mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	44d	1	1.08mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	44d	1	1.11mi
2903 Golden Crest Ct Port Huron, MI	2.0–3.0	2.0	1066	$1,204	$1.13	2d	16	1.26mi
2060 Parkdale Dr Port Huron, MI	2.0	2.0	906	$1,115	$1.23	2d	3	1.38mi
3345 Military St Port Huron, MI	1.0–2.0	1.0	683	$1,035	$1.51	2d	10	1.39mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.42mi

Listing history 18 events

1. 2026-05-04
   status Pending

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

2. 2026-05-04
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

3. 2026-04-30
   historical Active Under Contract

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

4. 2026-04-30
   historical Accepting Backup Offers 589-char remark

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

5. 2026-04-21
   price $73,000 589-char remark

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

6. 2026-04-20
   price $73,000
7. 2026-03-09
   listed $78,000 Active

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

8. 2026-03-09
   listed $78,000 Active 589-char remark

   Show marketing remark (589 chars)

   Opportunity awaits! This 3-bedroom, 1-bath ranch offers great potential for investors, flippers, or buyers looking to renovate and make it their own. The home features a living room, eat-in kitchen, and a separate utility/laundry room. Situated near the scenic St. Clair River, the property offers a desirable location with easy access to waterfront views, boating, and local amenities. Home needs significant repairs and updates and is being Sold AS-IS. Bring your vision and restore this property to its full potential! For more information regarding Vendee: https://vrmlending.com/faq/

9. 2022-04-06
   soldstatus $125,000
10. 2022-02-24
    soldstatus $125,000 Sold 281-char remark

    Show marketing remark (281 chars)

    Great ranch home, easy maintenance offers 3 bedrooms, large bathroom, spacious and open living room and kitchen that has plenty of cabinet space. New paint, flooring, lighting, and many other updates. Sits on a quiet street, large fenced yard. Immediate occupancy to move right in.

11. 2022-02-24
    soldstatus $125,000 Closed

    Show marketing remark (281 chars)

    Great ranch home, easy maintenance offers 3 bedrooms, large bathroom, spacious and open living room and kitchen that has plenty of cabinet space. New paint, flooring, lighting, and many other updates. Sits on a quiet street, large fenced yard. Immediate occupancy to move right in.

12. 2022-01-20
    status Pending

    Show marketing remark (281 chars)

    Great ranch home, easy maintenance offers 3 bedrooms, large bathroom, spacious and open living room and kitchen that has plenty of cabinet space. New paint, flooring, lighting, and many other updates. Sits on a quiet street, large fenced yard. Immediate occupancy to move right in.

13. 2022-01-20
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Great ranch home, easy maintenance offers 3 bedrooms, large bathroom, spacious and open living room and kitchen that has plenty of cabinet space. New paint, flooring, lighting, and many other updates. Sits on a quiet street, large fenced yard. Immediate occupancy to move right in.

14. 2022-01-13
    listed $119,500 Active 281-char remark

    Show marketing remark (281 chars)

    Great ranch home, easy maintenance offers 3 bedrooms, large bathroom, spacious and open living room and kitchen that has plenty of cabinet space. New paint, flooring, lighting, and many other updates. Sits on a quiet street, large fenced yard. Immediate occupancy to move right in.

15. 2022-01-13
    listed $119,500 Active

    Show marketing remark (281 chars)

    Great ranch home, easy maintenance offers 3 bedrooms, large bathroom, spacious and open living room and kitchen that has plenty of cabinet space. New paint, flooring, lighting, and many other updates. Sits on a quiet street, large fenced yard. Immediate occupancy to move right in.

16. 2012-06-07
    soldstatus $19,000
17. 2012-02-16
    historical
18. 2012-01-20
    listed $24,900

ⓘ 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: $2,981 · $248/mo
• Projected year-2 tax: $2,981 · $248/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 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: $15,834
• − Mortgage interest: −$4,089
• − Property taxes: −$2,981
• − Insurance: −$365
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,124
• Taxable income: $3,742
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $3,671/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

+193.2% since first listed

18 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-21 Price Changed $73,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $73,000 REALCOMP
• 2026-03-09 Listed $78,000 REALCOMP
• 2026-03-09 Listed $78,000 MiRealSource-MiMLS
• 2022-04-06 Sold (Public Records) $125,000 Public Records
• 2022-02-24 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2022-02-24 Sold (MLS) $125,000 REALCOMP
• 2022-01-20 Pending — MiRealSource-MiMLS
• 2022-01-20 Pending — REALCOMP
• 2022-01-13 Listed $119,500 MiRealSource-MiMLS
• 2022-01-13 Listed $119,500 REALCOMP
• 2012-06-07 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2012-02-16 Listing Removed — MiRealSource-MiMLS
• 2012-01-20 Listed $24,900 MiRealSource-MiMLS

Property tax history

+9.5%/yr

Latest (2025): $2,981 · +23.9% YoY. Source: county tax records.