821 Griswold St · Port Huron, MI 48060

$99,900

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 45 Days on market

Built 1908 4,356 sqft lot $63/sqft · at area comps Est $103k · at est. ↓ 20% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +8.7/15.0
• 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

Two-unit property in Port Huron offering flexibility for investment or owner-occupancy. The lower unit features 1 bedroom and 1 full bath and is currently occupied, providing existing rental income. The upper unit includes 2 bedrooms and 1 full bath. Separate electrical meters are in place. Water and gas are shared. Property includes a 1-car detached garage for parking or storage. 24-hour notice required for all showings.

Key facts

• 4,356 sq ft lot
• Built 1908
• Listed 44 days

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Residential income / multi-family property

Exterior

• Utilities: Public water; Public sewer; Separate meters for utilities
• Home design: Multi-family residential property; Two levels
• Construction: Other construction materials
• Exterior features: Paved road access; Lot approximately 0.1 acres (34.95 x 125); Zoned for multifamily/residential

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: One-bedroom unit; Two-bedroom unit
• Bathrooms: Two full bathrooms total (units each have 1 full bath)
• Heating & cooling: Baseboard heating; Natural gas heating; No cooling
• Interior features: Accessible entrance; Gas water heater; Basement present
• Laundry & utility: Separate meters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); 223 active listings in the ZIP; 6 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).
• This rent runs 34% 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 $691 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.49% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 5.6

CMA / ARV

• ARV (median comp): $102,623
• List price: $99,900
• Delta: -2.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1132 Griswold St	0.28mi	4/2.0 (+1)	1,560 (-1%)	2mo	$113,000	$72	79
731 Bancroft St	0.27mi	3/1.0	1,535 (-2%)	4mo	$70,000	$46	76
1133 Chestnut St	0.32mi	3/1.5	1,430 (-9%)	1mo	$180,000	$126	67
1407 Minnie St	0.53mi	3/1.0	1,532 (-3%)	4mo	$129,900	$85	63
729 13th St	0.69mi	3/1.5	1,584 (+1%)	2mo	$95,100	$60	63
919 10th St	0.47mi	4/1.5 (+1)	1,662 (+6%)	0mo	$60,000	$36	62
1203 Oak St	0.32mi	3/1.0	1,344 (-15%)	2mo	$50,100	$37	55
1128 Gillett St	0.61mi	4/2.0 (+1)	1,680 (+7%)	1mo	$135,000	$80	55
1102 Lapeer Ave	0.65mi	4/1.5 (+1)	1,700 (+8%)	2mo	$180,000	$106	48
1324 Pine St	0.59mi	3/2.0	1,800 (+14%)	1mo	$215,000	$119	48
1111 Pearl St	0.75mi	4/1.0 (+1)	1,489 (-6%)	1mo	$155,000	$104	46
835 Vanderburgh Pl	0.72mi	3/1.0	1,353 (-14%)	2mo	$129,900	$96	37

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $11,553
• Equity at exit: $14,895

10-year hold

• IRR: 20.0%
• Equity multiple: 2.74×
• Total profit: $48,598
• Equity at exit: $8,638

Cash invested: $27,972 (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: 223
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$524
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $420

Break-even live

Break-even rent $959

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $477	-5% $448	+0% $420	+5% $392	+10% $364
Rent	-10% $302	-5% $361	+0% $420	+5% $479	+10% $538
Rate	-1.0pp $470	-0.5pp $446	base $420	+0.5pp $394	+1.0pp $368

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	19d	1	0.48mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	44d	1	0.67mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	44d	1	0.67mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	44d	1	0.68mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	25d	1	1.00mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.07mi

Listing history 34 events

1. 2026-06-21
   days on market $99,900 Active 45 DOM
2. 2026-06-18
   days on market $99,900 Active 42 DOM
3. 2026-06-17
   days on market $99,900 Active 41 DOM
4. 2026-06-16
   days on market $99,900 Active 40 DOM
5. 2026-06-15
   days on market $99,900 Active 39 DOM
6. 2026-06-13
   days on market $99,900 Active 37 DOM
7. 2026-06-13
   pricedays on market $99,900 Active 36 DOM
8. 2026-06-09
   days on market $109,000 Active 33 DOM
9. 2026-06-08
   days on market $109,000 Active 32 DOM
10. 2026-06-07
    days on market $109,000 Active 31 DOM
11. 2026-06-04
    days on market $109,000 Active 28 DOM
12. 2026-06-03
    days on market $109,000 Active 27 DOM
13. 2026-06-02
    statusdays on market $109,000 Active 26 DOM

    Show marketing remark (425 chars)

    Two-unit property in Port Huron offering flexibility for investment or owner-occupancy. The lower unit features 1 bedroom and 1 full bath and is currently occupied, providing existing rental income. The upper unit includes 2 bedrooms and 1 full bath. Separate electrical meters are in place. Water and gas are shared. Property includes a 1-car detached garage for parking or storage. 24-hour notice required for all showings.

14. 2026-06-01
    days on market $109,000 Active Under Contract 25 DOM
15. 2026-05-31
    days on market $109,000 Active Under Contract 24 DOM
16. 2026-05-07
    listed $109,000 Active 425-char remark

    Show marketing remark (425 chars)

    Two-unit property in Port Huron offering flexibility for investment or owner-occupancy. The lower unit features 1 bedroom and 1 full bath and is currently occupied, providing existing rental income. The upper unit includes 2 bedrooms and 1 full bath. Separate electrical meters are in place. Water and gas are shared. Property includes a 1-car detached garage for parking or storage. 24-hour notice required for all showings.

17. 2026-05-07
    listed $109,000 Active 425-char remark

    Show marketing remark (425 chars)

    Two-unit property in Port Huron offering flexibility for investment or owner-occupancy. The lower unit features 1 bedroom and 1 full bath and is currently occupied, providing existing rental income. The upper unit includes 2 bedrooms and 1 full bath. Separate electrical meters are in place. Water and gas are shared. Property includes a 1-car detached garage for parking or storage. 24-hour notice required for all showings.

18. 2023-12-14
    historical
19. 2023-12-14
    historical
20. 2023-12-14
    historical
21. 2023-12-14
    historical
22. 2023-11-10
    price $119,900
23. 2023-11-10
    listed $119,900 Active
24. 2023-11-10
    listed $119,900 Active
25. 2023-11-10
    historical
26. 2023-11-10
    listed $119,900
27. 2023-11-10
    listed $119,900
28. 2023-11-10
    historical
29. 2023-08-14
    listed $125,000 Active
30. 2023-08-14
    listed $119,900
31. 2023-08-14
    listed $125,000 Active
32. 2023-08-14
    historical
33. 2023-08-14
    listed $125,000
34. 2023-08-14
    historical

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 · 13 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: $17,894
• − Mortgage interest: −$5,596
• − Property taxes: −$2,309
• − Insurance: −$500
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,906
• Taxable income: $3,720
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,148/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

-20.1% since first listed

25 events — show timeline

• 2026-06-11 Price Changed $99,900 MiRealSource-MiMLS
• 2026-06-11 Price Changed $99,900 REALCOMP
• 2026-06-02 Relisted — MiRealSource-MiMLS
• 2026-06-02 Relisted — REALCOMP
• 2026-05-21 Contingent — MiRealSource-MiMLS
• 2026-05-21 Contingent — REALCOMP
• 2026-05-07 Listed $109,000 REALCOMP
• 2026-05-07 Listed $109,000 MiRealSource-MiMLS
• 2023-12-14 Listing Removed — REALCOMP
• 2023-12-14 Listing Removed — REALCOMP
• 2023-12-14 Listing Removed — MiRealSource-MiMLS
• 2023-12-14 Listing Removed — MiRealSource-MiMLS
• 2023-11-10 Price Changed $119,900 MiRealSource-MiMLS
• 2023-11-10 Listing Removed — REALCOMP
• 2023-11-10 Listed $119,900 REALCOMP
• 2023-11-10 Listed $119,900 REALCOMP
• 2023-11-10 Listing Removed — MiRealSource-MiMLS
• 2023-11-10 Listed $119,900 MiRealSource-MiMLS
• 2023-11-10 Listed $119,900 MiRealSource-MiMLS
• 2023-08-14 Listing Removed — REALCOMP
• 2023-08-14 Listed $125,000 REALCOMP
• 2023-08-14 Listed $125,000 MiRealSource-MiMLS
• 2023-08-14 Listing Removed — MiRealSource-MiMLS
• 2023-08-14 Listed $119,900 REALCOMP
• 2023-08-14 Listed $125,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,309 · +2.9% YoY. Source: county tax records.