1412 Minnie St · Port Huron, MI 48060

$122,500

3 bd · 2.0 ba · 1,020 sqft · SingleFamily · 7 Days on market

Built 1940 7,405 sqft lot Est $141k · 13% under

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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 +23.7/30.0
• ARV discount +13.3/15.0
• DSCR +7.6/10.0
• 1% rule +5.7/10.0
• 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

Welcome home to this affordable 3-bedroom, 2-bath home nestled in a quiet Port Huron neighborhood! Offering immediate occupancy, this property is a fantastic opportunity to own for less than the cost of renting. Inside, you'll find a spacious layout with great bones and endless potential to add your own cosmetic touches and style. Hardwood floors are believed to be under portions of the main level carpeting, just waiting to be uncovered. Outside features include a fully fenced backyard, tons of parking space, and an oversized 2-car detached garage, perfect for storage, hobbies, or extra workspace. Well maintained and move-in ready, this home is the perfect chance to build equity while making it your own!

Key facts

• Hardwood floors
• 7,405 sq ft lot
• 2 garage spots

Tags

• FULLY FENCED BACKYARD
• TONS OF PARKING SPACE
• OVERSIZED DETACHED GARAGE
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry with steps; Vinyl siding exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 0.17 acre (approx. 51 x 140)

Interior

• Kitchen: Dishwasher; Microwave; Free‑standing electric range; Free‑standing refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Cap rate 8.6% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $847 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,500

Questions for the listing agent

1. Built in 1940 — 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 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?
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: 1.07% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $140,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1334 Beard St	0.42mi	3/1.0	1,004 (-2%)	1mo	$116,000	$116	73
1301 Bancroft St	0.12mi	2/1.0 (-1)	940 (-8%)	1mo	$154,900	$165	72
1026 Bancroft St	0.32mi	3/1.0	960 (-6%)	1mo	$67,000	$70	71
1127 Vanderburgh Pl	0.52mi	3/2.0	960 (-6%)	2mo	$119,900	$125	64
903 Oak St	0.48mi	3/1.0	1,094 (+7%)	0mo	$160,000	$146	61
1424 14th St	0.29mi	2/1.0 (-1)	1,124 (+10%)	1mo	$155,000	$138	60
2213 Bancroft St	0.54mi	2/1.0 (-1)	984 (-4%)	2mo	$152,500	$155	58
1821 Pine St	0.71mi	2/1.0 (-1)	1,023 (+0%)	0mo	$60,000	$59	57
1503 Wall St	0.57mi	3/1.5	930 (-9%)	0mo	$128,000	$138	56
1909 Minnie St	0.35mi	3/1.0	875 (-14%)	2mo	$150,000	$171	55
2506 Division St	0.72mi	3/1.0	1,085 (+6%)	1mo	$140,000	$129	51
2210 Griswold St	0.56mi	3/1.0	1,136 (+11%)	1mo	$184,000	$162	50

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,216
• Equity at exit: $18,265

10-year hold

• IRR: 7.1%
• Equity multiple: 1.55×
• Total profit: $18,747
• Equity at exit: $10,592

Cash invested: $34,300 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$642
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $233

Break-even live

Break-even rent $1,011

Max offer price $122,500

Occupancy floor 77%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.79mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	0.83mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	43d	1	0.94mi
2903 Golden Crest Ct Port Huron, MI	2.0–3.0	2.0	1066	$1,204	$1.13	1d	16	1.15mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	43d	1	1.20mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	43d	1	1.20mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	43d	1	1.20mi
2060 Parkdale Dr Port Huron, MI	2.0	2.0	906	$1,115	$1.23	1d	3	1.32mi
3345 Military St Port Huron, MI	1.0–2.0	1.0	683	$1,035	$1.51	1d	10	1.36mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.42mi
1820 Kern St Port Huron, MI	2.0	1.0	950	$1,000	$1.05	24d	1	1.42mi
145 Rural St Unit 145 Port Huron, MI	2.0	1.5	950	$1,190	$1.25	24d	1	1.44mi

Listing history 2 events

1. 2026-05-21
   listed $122,500 Active

   Show marketing remark (713 chars)

   Welcome home to this affordable 3-bedroom, 2-bath home nestled in a quiet Port Huron neighborhood! Offering immediate occupancy, this property is a fantastic opportunity to own for less than the cost of renting. Inside, you'll find a spacious layout with great bones and endless potential to add your own cosmetic touches and style. Hardwood floors are believed to be under portions of the main level carpeting, just waiting to be uncovered. Outside features include a fully fenced backyard, tons of parking space, and an oversized 2-car detached garage, perfect for storage, hobbies, or extra workspace. Well maintained and move-in ready, this home is the perfect chance to build equity while making it your own!

2. 2026-05-21
   listed $122,500 Active 713-char remark

   Show marketing remark (713 chars)

   Welcome home to this affordable 3-bedroom, 2-bath home nestled in a quiet Port Huron neighborhood! Offering immediate occupancy, this property is a fantastic opportunity to own for less than the cost of renting. Inside, you'll find a spacious layout with great bones and endless potential to add your own cosmetic touches and style. Hardwood floors are believed to be under portions of the main level carpeting, just waiting to be uncovered. Outside features include a fully fenced backyard, tons of parking space, and an oversized 2-car detached garage, perfect for storage, hobbies, or extra workspace. Well maintained and move-in ready, this home is the perfect chance to build equity while making it your own!

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$310/yr (+$26/mo · 24.4%)

ⓘ 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: $15,676
• − Mortgage interest: −$6,862
• − Property taxes: −$1,267
• − Insurance: −$612
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,564
• Taxable income: $863
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,588/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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $122,500 MiRealSource-MiMLS
• 2026-05-21 Listed $122,500 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $1,267 · +2.9% YoY. Source: county tax records.