2926 South Blvd · Port Huron, MI 48060

$179,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily · 2 Days on market

Built 1913 4,792 sqft lot Est $175k · at est.

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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 +15.2/30.0
• ARV discount +6.2/15.0
• DSCR +4.6/10.0
• 1% rule +4.5/10.0
• 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

Located on a desirable corner lot in a peaceful neighborhood, this well maintained 3 bedroom, 1.5 bath home offers comfort, convenience, and several valuable updates. Situated directly across the street from a park, you'll enjoy scenic views and easy access to outdoor recreation just steps from your front door. Inside, you'll find a functional layout with plenty of space to make your own, while the attached 1 car garage with electrical provides added versatility for storage, or hobbies. The fully fenced backyard is perfect for pets, play, gardening, or entertaining. Recent improvements include a new roof (2019), new furnace and central air conditioning (2021), and a new electrical panel (2021), giving buyers added peace of mind and reducing the need for major updates. Whether you're looking for your first home or your next chapter, this move in ready property combines a fantastic location with important modern upgrades. Schedule your showing today and see all it has to offer!

Key facts

• Scenic views
• Corner lot
• New roof

Tags

• CORNER LOT
• PEACEFUL NEIGHBORHOOD
• ACROSS THE STREET FROM A PARK
• SCENIC VIEWS
• FULLY FENCED BACKYARD
• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Lower-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built as a residential single-family home
• Exterior features: Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Free-standing electric range; Free-standing refrigerator; Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $61 ($732/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 $171k (5.2% below list).
• Recommended offer: $171k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.3% 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, crime 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.
• Zoned schools: Literacy Academy At Cleveland Elementary (278 students, 93% FRL); Central Middle School (math 14% / reading 30%, grade F, #408 of 493 statewide, top 84%, 629 students, 72% FRL); Port Huron High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 1,100 students, 69% FRL) — zoned schools average 78% FRL vs 47% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 224 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 6y 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.
• Current owner paid $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,522 (5.2% below list)

Questions for the listing agent

1. Built in 1913 — 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. 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?
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: 0.95% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2819 North Blvd	0.10mi	3/1.0	1,300 (-3%)	7mo	$159,900	$123	82
2824 Peavey St	0.09mi	2/1.0 (-1)	1,248 (-7%)	1mo	$175,000	$140	76
3280 Ravenswood Rd	0.32mi	3/2.0	1,380 (+3%)	14mo	$294,500	$213	67
45 Gratiot Rd	0.36mi	2/1.5 (-1)	1,324 (-2%)	11mo	$392,000	$296	66
2615 Peavey St	0.21mi	3/2.0	1,420 (+6%)	16mo	$55,000	$39	66
28 Gratiot Blvd	0.33mi	3/2.0	1,411 (+5%)	11mo	$229,900	$163	65
3333 Ravenswood Rd	0.58mi	3/1.5	1,400 (+4%)	1mo	$38,000	$27	65
3032 24th St	0.61mi	4/1.5 (+1)	1,376 (+2%)	8mo	$115,000	$84	55
3257 Moak St	0.34mi	3/2.0	1,172 (-13%)	8mo	$160,000	$137	54
3017 Conner St	0.14mi	3/3.0	1,152 (-14%)	13mo	$149,900	$130	53
3022 24th St	0.62mi	4/1.0 (+1)	1,532 (+14%)	9mo	$75,000	$49	33
3012 24th St	0.64mi	4/1.5 (+1)	1,532 (+14%)	12mo	$154,000	$101	32

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-24,159
• Equity at exit: $26,824

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-11,445
• Equity at exit: $15,554

Cash invested: $50,372 (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: 224
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$268 /mo · $3,213/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $61

Break-even live

Break-even rent $1,628

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $163	-5% $112	+0% $61	+5% $10	+10% $-41
Rent	-10% $-74	-5% $-6	+0% $61	+5% $128	+10% $196
Rate	-1.0pp $152	-0.5pp $107	base $61	+0.5pp $14	+1.0pp $-33

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Gratiot Blvd Unit 1550273P Marysville, MI	2.0	1.5	1323	$5,151	$3.89	1d	1	0.34mi
3991 Brookstone Pl Port Huron, MI	1.0–3.0	1.0–2.0	980	$1,560	$1.59	0d	10	1.12mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $179,900 Active 2 DOM

ⓘ 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: $3,213 · $268/mo
• Projected year-2 tax: $3,213 · $268/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,463
• − Mortgage interest: −$10,077
• − Property taxes: −$3,213
• − Insurance: −$900
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$5,233
• Taxable loss: −$2,234
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,269/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

+56.4% since first listed

31 events — show timeline

• 2026-06-19 Listed $179,900 REALCOMP
• 2026-06-19 Listed $179,900 MiRealSource-MiMLS
• 2024-07-16 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2024-07-16 Sold (MLS) $155,000 REALCOMP
• 2024-06-14 Pending — MiRealSource-MiMLS
• 2024-06-14 Pending — REALCOMP
• 2024-05-21 Price Changed $159,900 MiRealSource-MiMLS
• 2024-05-20 Price Changed $159,900 REALCOMP
• 2024-03-08 Listed $164,900 MiRealSource-MiMLS
• 2024-03-08 Listed $164,900 REALCOMP
• 2024-03-06 Coming Soon $164,900 MiRealSource-MiMLS
• 2024-03-06 Coming Soon $164,900 REALCOMP
• 2021-01-13 Sold (Public Records) $97,500 Public Records
• 2020-12-14 Sold (MLS) $97,500 MiRealSource-MiMLS
• 2020-12-14 Sold (MLS) $97,500 REALCOMP
• 2020-10-29 Pending — MiRealSource-MiMLS
• 2020-10-29 Pending — REALCOMP
• 2020-10-21 Price Changed $106,500 MiRealSource-MiMLS
• 2020-10-21 Price Changed $106,500 REALCOMP
• 2020-10-08 Relisted — MiRealSource-MiMLS
• 2020-10-08 Relisted — REALCOMP
• 2020-09-29 Pending — MiRealSource-MiMLS
• 2020-09-29 Pending — REALCOMP
• 2020-09-15 Price Changed $109,900 MiRealSource-MiMLS
• 2020-09-15 Price Changed $109,900 REALCOMP
• 2020-08-11 Relisted — MiRealSource-MiMLS
• 2020-08-11 Relisted — REALCOMP
• 2020-08-09 Contingent — MiRealSource-MiMLS
• 2020-08-08 Contingent — REALCOMP
• 2020-08-07 Listed $115,000 MiRealSource-MiMLS
• 2020-08-07 Listed $115,000 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $3,213 · +50.1% YoY. Source: county tax records.