1433 Poplar St · Port Huron, MI 48060

$139,000

2 bd · 1.0 ba · 1,530 sqft · SingleFamily · 244 Days on market

5,227 sqft lot $91/sqft · 13% below area Est $159k · 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 +18.0/30.0
• ARV discount +13.2/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• 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 to 1433 Poplar St, Port Huron, MI 48060 - a recently updated and charming residence nestled on a corner lot in a peaceful neighborhood just minutes from the heart of downtown Port Huron! This delightful home offers classic curb appeal with a spacious yard, perfect for outdoor gatherings or relaxing evenings. Step inside to discover a bright, inviting living space with large windows that fill the rooms with natural light. The kitchen features ample cabinetry and an open layout, making meal prep a breeze. Downstairs, you'll find a full basement that includes a possible third bedroom, offering additional living space or the perfect setup for guests, a home office, or a hobby room. Enjoy the convenience of being close to local favorites in Downtown Port Huron and the Blue Water River Walk. Shopping and daily essentials are just around the corner at Kroger and Meijer, while the scenic Lighthouse Beach Park & Lakeside Park is only a short drive away for weekend fun. Whether you're a first-time homebuyer or looking to settle in a friendly community, 1433 Poplar St offers comfort, convenience, and a welcoming atmosphere. Don't miss your chance to make this Port Huron gem your new home!

Key facts

• Spacious yard
• Full basement
• Open layout

Tags

• CORNER LOT
• SPACIOUS YARD
• FULL BASEMENT
• POSSIBLE THIRD BEDROOM
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $130k (6.6% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $961 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

• It's been on market 244 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $21k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $139k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $158,995
• List price: $139,000
• Delta: -12.58%
• 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
1437 Mcpherson St	0.29mi	2/2.0	1,554 (+2%)	9mo	$220,000	$142	73
1018 Poplar St	0.34mi	3/1.0 (+1)	1,546 (+1%)	14mo	$165,000	$107	65
1205 Lyon St	0.34mi	3/1.0 (+1)	1,568 (+2%)	13mo	$181,000	$115	64
1131 Water St	0.56mi	3/2.0 (+1)	1,546 (+1%)	10mo	$200,000	$129	55
718 Superior St	0.67mi	3/1.0 (+1)	1,516 (-1%)	9mo	$79,900	$53	55
1226 Young St	0.66mi	3/2.0 (+1)	1,482 (-3%)	1mo	$170,500	$115	54
1111 10th Ave	0.29mi	3/1.5 (+1)	1,376 (-10%)	22mo	$177,000	$129	45
1919 Elk St	0.37mi	3/2.0 (+1)	1,740 (+14%)	12mo	$153,000	$88	41
1703 Lyon St	0.48mi	3/2.0 (+1)	1,400 (-8%)	18mo	$144,900	$104	40
922 Willow St	0.44mi	3/1.5 (+1)	1,341 (-12%)	18mo	$109,000	$81	37
1905 Water St	0.66mi	3/1.0 (+1)	1,650 (+8%)	21mo	$159,900	$97	34
1411 Gordon St	0.73mi	3/1.0 (+1)	1,407 (-8%)	22mo	$150,000	$107	29

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-14,081
• Equity at exit: $20,725

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $870
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$729
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $120

Break-even live

Break-even rent $1,147

Max offer price $139,000

Occupancy floor 86%

Sensitivity live

Price	-10% $199	-5% $160	+0% $120	+5% $81	+10% $41
Rent	-10% $18	-5% $69	+0% $120	+5% $171	+10% $223
Rate	-1.0pp $190	-0.5pp $156	base $120	+0.5pp $84	+1.0pp $48

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.47mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	25d	1	0.67mi
2622 Maple St Port Huron, MI	2.0	1.0	1200	$1,050	$0.88	44d	1	0.95mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	44d	1	1.03mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	44d	1	1.03mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	44d	1	1.03mi
512 Quay St Port Huron, MI	1.0	1.0	1054	$1,700	$1.61	44d	1	1.04mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	1.06mi
2849 15th Ave Port Huron, MI	1.0–2.0	1.0	1160	$1,220	$1.05	0d	3	1.11mi

Listing history 32 events

1. 2026-06-18
   days on market $139,000 Active 244 DOM
2. 2026-06-17
   days on market $139,000 Active 243 DOM
3. 2026-06-16
   days on market $139,000 Active 242 DOM
4. 2026-06-15
   days on market $139,000 Active 241 DOM
5. 2026-06-13
   days on market $139,000 Active 239 DOM
6. 2026-06-13
   days on market $139,000 Active 238 DOM
7. 2026-06-09
   days on market $139,000 Active 235 DOM
8. 2026-06-08
   days on market $139,000 Active 234 DOM
9. 2026-06-07
   days on market $139,000 Active 233 DOM
10. 2026-06-04
    days on market $139,000 Active 230 DOM
11. 2026-06-03
    days on market $139,000 Active 229 DOM
12. 2026-06-02
    days on market $139,000 Active 228 DOM
13. 2026-06-02
    price $139,000 Active 227 DOM
14. 2026-06-01
    days on market $149,000 Active 227 DOM
15. 2026-05-31
    days on market $149,000 Active 226 DOM
16. 2026-02-06
    price $149,000 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to 1433 Poplar St, Port Huron, MI 48060 - a recently updated and charming residence nestled on a corner lot in a peaceful neighborhood just minutes from the heart of downtown Port Huron! This delightful home offers classic curb appeal with a spacious yard, perfect for outdoor gatherings or relaxing evenings. Step inside to discover a bright, inviting living space with large windows that fill the rooms with natural light. The kitchen features ample cabinetry and an open layout, making meal prep a breeze. Downstairs, you'll find a full basement that includes a possible third bedroom, offering additional living space or the perfect setup for guests, a home office, or a hobby room. Enjoy the convenience of being close to local favorites in Downtown Port Huron and the Blue Water River Walk. Shopping and daily essentials are just around the corner at Kroger and Meijer, while the scenic Lighthouse Beach Park & Lakeside Park is only a short drive away for weekend fun. Whether you're a first-time homebuyer or looking to settle in a friendly community, 1433 Poplar St offers comfort, convenience, and a welcoming atmosphere. Don't miss your chance to make this Port Huron gem your new home!

17. 2026-02-05
    price $149,000 1229-char remark

    Show marketing remark (1229 chars)

    Welcome to 1433 Poplar St, Port Huron, MI 48060 — a recently updated and charming residence nestled on a corner lot in a peaceful neighborhood just minutes from the heart of downtown Port Huron! This delightful home offers classic curb appeal with a spacious yard, perfect for outdoor gatherings or relaxing evenings. Step inside to discover a bright, inviting living space with large windows that fill the rooms with natural light. The kitchen features ample cabinetry and an open layout, making meal prep a breeze. Downstairs, you'll find a full basement that includes a possible third bedroom, offering additional living space or the perfect setup for guests, a home office, or a hobby room. Enjoy the convenience of being close to local favorites in Downtown Port Huron and the Blue Water River Walk. Shopping and daily essentials are just around the corner at Kroger and Meijer, while the scenic Lighthouse Beach Park & Lakeside Park is only a short drive away for weekend fun. Whether you’re a first-time homebuyer or looking to settle in a friendly community, 1433 Poplar St offers comfort, convenience, and a welcoming atmosphere. Don’t miss your chance to make this Port Huron gem your new home!

18. 2025-10-17
    listed $159,900 Active 1212-char remark

    Show marketing remark (1229 chars)

    Welcome to 1433 Poplar St, Port Huron, MI 48060 — a recently updated and charming residence nestled on a corner lot in a peaceful neighborhood just minutes from the heart of downtown Port Huron! This delightful home offers classic curb appeal with a spacious yard, perfect for outdoor gatherings or relaxing evenings. Step inside to discover a bright, inviting living space with large windows that fill the rooms with natural light. The kitchen features ample cabinetry and an open layout, making meal prep a breeze. Downstairs, you'll find a full basement that includes a possible third bedroom, offering additional living space or the perfect setup for guests, a home office, or a hobby room. Enjoy the convenience of being close to local favorites in Downtown Port Huron and the Blue Water River Walk. Shopping and daily essentials are just around the corner at Kroger and Meijer, while the scenic Lighthouse Beach Park & Lakeside Park is only a short drive away for weekend fun. Whether you’re a first-time homebuyer or looking to settle in a friendly community, 1433 Poplar St offers comfort, convenience, and a welcoming atmosphere. Don’t miss your chance to make this Port Huron gem your new home!

19. 2025-10-17
    listed $159,900 Active 1229-char remark

    Show marketing remark (1229 chars)

    Welcome to 1433 Poplar St, Port Huron, MI 48060 — a recently updated and charming residence nestled on a corner lot in a peaceful neighborhood just minutes from the heart of downtown Port Huron! This delightful home offers classic curb appeal with a spacious yard, perfect for outdoor gatherings or relaxing evenings. Step inside to discover a bright, inviting living space with large windows that fill the rooms with natural light. The kitchen features ample cabinetry and an open layout, making meal prep a breeze. Downstairs, you'll find a full basement that includes a possible third bedroom, offering additional living space or the perfect setup for guests, a home office, or a hobby room. Enjoy the convenience of being close to local favorites in Downtown Port Huron and the Blue Water River Walk. Shopping and daily essentials are just around the corner at Kroger and Meijer, while the scenic Lighthouse Beach Park & Lakeside Park is only a short drive away for weekend fun. Whether you’re a first-time homebuyer or looking to settle in a friendly community, 1433 Poplar St offers comfort, convenience, and a welcoming atmosphere. Don’t miss your chance to make this Port Huron gem your new home!

20. 2025-08-29
    historical
21. 2025-08-29
    historical
22. 2025-08-13
    price $139,000
23. 2025-08-13
    price $139,000
24. 2025-06-09
    price $154,900
25. 2025-06-08
    price $154,900
26. 2025-03-07
    listed $159,900 Active
27. 2025-03-07
    listed $159,900 Active
28. 2025-02-28
    historical
29. 2001-09-04
    soldstatus $77,900
30. 2001-07-18
    listed $77,900
31. 2001-07-06
    historical
32. 2001-02-24
    listed $77,900

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$356/yr (+$30/mo · 24.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $15,586
• − Mortgage interest: −$7,786
• − Property taxes: −$1,429
• − Insurance: −$695
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,044
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,649/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

+91.3% since first listed

17 events — show timeline

• 2026-02-06 Price Changed $149,000 MiRealSource-MiMLS
• 2026-02-05 Price Changed $149,000 REALCOMP
• 2025-10-17 Listed $159,900 REALCOMP
• 2025-10-17 Listed $159,900 MiRealSource-MiMLS
• 2025-08-29 Listing Removed — REALCOMP
• 2025-08-29 Listing Removed — MiRealSource-MiMLS
• 2025-08-13 Price Changed $139,000 MiRealSource-MiMLS
• 2025-08-13 Price Changed $139,000 REALCOMP
• 2025-06-09 Price Changed $154,900 MiRealSource-MiMLS
• 2025-06-08 Price Changed $154,900 REALCOMP
• 2025-03-07 Listed $159,900 REALCOMP
• 2025-03-07 Listed $159,900 MiRealSource-MiMLS
• 2025-02-28 Coming Soon — MiRealSource-MiMLS
• 2001-09-04 Sold (MLS) $77,900 REALCOMP
• 2001-07-18 Listed $77,900 REALCOMP
• 2001-07-06 Listing Removed — REALCOMP
• 2001-02-24 Listed $77,900 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $1,429 · -5.6% YoY. Source: county tax records.