47 14th St · Port Huron, MI 48060

$99,900

2 bd · 1.0 ba · 792 sqft · SingleFamily

Built 1933 7,405 sqft lot Est $110k · 9% 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 +26.8/30.0
• ARV discount +11.7/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• 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

Cute 2-bedroom starter home in Port Huron, Perfect starter home for a first-time homebuyer!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1933

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $14k; list at $100k implies a 596% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1933 — 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: 1.17% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $110,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 14th St	0.00mi	2/1.0	792 (0%)	0mo	$105,000	$133	100
1404 Water St	0.03mi	2/1.0	828 (+4%)	2mo	$115,000	$139	89
1321 Nelson St	0.07mi	2/1.0	748 (-6%)	4mo	$110,000	$147	85
103 14th St St	0.06mi	2/1.0	836 (+6%)	4mo	$105,000	$126	84
1631 Wells St	0.35mi	2/1.0	832 (+5%)	3mo	$108,180	$130	73
1517 Gordon St	0.18mi	2/1.0	906 (+14%)	2mo	$135,000	$149	66
1209 10th Ave	0.42mi	2/1.0	860 (+9%)	1mo	$109,000	$127	65
922 16th St	0.67mi	2/1.0	822 (+4%)	0mo	$159,000	$193	62
1109 Wells St	0.38mi	2/1.0	880 (+11%)	4mo	$88,500	$101	61
1509 Lincoln Ave	0.29mi	3/1.0 (+1)	900 (+14%)	2mo	$125,000	$139	57
1103 Miller St	0.42mi	2/1.0	693 (-12%)	3mo	$87,500	$126	57
1635 Wells St	0.36mi	3/1.0 (+1)	900 (+14%)	3mo	$130,000	$144	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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,002
• Equity at exit: $14,895

10-year hold

• IRR: 12.0%
• Equity multiple: 1.97×
• Total profit: $27,206
• 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: 220
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$524
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $274

Break-even live

Break-even rent $819

Max offer price $99,900

Occupancy floor 71%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Rural St Unit 145 Port Huron, MI	2.0	1.5	950	$1,190	$1.25	24d	1	0.34mi
1820 Kern St Port Huron, MI	2.0	1.0	950	$1,000	$1.05	24d	1	0.37mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	44d	1	0.41mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.51mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	0.71mi
619 Taylor St Port Huron, MI	2.0–3.0	1.0–1.5	716	$780	$1.09	2d	1	0.82mi
512 Quay St Port Huron, MI	1.0	1.0	1054	$1,700	$1.61	44d	1	0.94mi
508 Quay St Unit 3 Port Huron, MI	1.0	1.0	840	$2,500	$2.98	44d	1	0.95mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	44d	1	0.97mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	44d	1	0.98mi
415 Griswold St Unit 3 Port Huron, MI	1.0	1.0	700	$875	$1.25	17d	1	1.36mi
2849 15th Ave Port Huron, MI	1.0–2.0	1.0	1140	$1,995	$1.75	2d	4	1.47mi

Listing history 15 events

1. 2026-05-04
   listed $99,900

   Show marketing remark (91 chars)

   Cute 2-bedroom starter home in Port Huron, Perfect starter home for a first-time homebuyer!

2. 2026-05-04
   historical

   Show marketing remark (91 chars)

   Cute 2-bedroom starter home in Port Huron, Perfect starter home for a first-time homebuyer!

3. 2026-05-04
   historical 91-char remark

   Show marketing remark (91 chars)

   Cute 2-bedroom starter home in Port Huron, Perfect starter home for a first-time homebuyer!

4. 2026-05-04
   listed $99,900 91-char remark

   Show marketing remark (91 chars)

   Cute 2-bedroom starter home in Port Huron, Perfect starter home for a first-time homebuyer!

5. 2010-07-06
   soldstatus $14,350 348-char remark

   Show marketing remark (348 chars)

   HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, & Avail see Website in Agent Remarks * . Insured w Escrow repairs $3190. Bids due by 5-16-10 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

6. 2010-06-08
   historical 348-char remark

   Show marketing remark (348 chars)

   HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, & Avail see Website in Agent Remarks * . Insured w Escrow repairs $3190. Bids due by 5-16-10 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

7. 2010-05-07
   listed $20,000 348-char remark

   Show marketing remark (348 chars)

   HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, & Avail see Website in Agent Remarks * . Insured w Escrow repairs $3190. Bids due by 5-16-10 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

8. 2002-07-12
   soldstatus $85,000
9. 2002-04-29
   listed $81,900
10. 2001-09-30
    historical
11. 2001-01-09
    listed $84,900
12. 1999-03-30
    soldstatus $72,000
13. 1998-12-21
    listed $69,900
14. 1998-04-02
    soldstatus $37,500
15. 1998-03-05
    listed $37,500

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$280/yr (+$23/mo · 28.6%)

ⓘ 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: $13,998
• − Mortgage interest: −$5,596
• − Property taxes: −$979
• − Insurance: −$500
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,906
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,867/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

+166.4% since first listed

15 events — show timeline

• 2026-05-04 Listed $99,900 MiRealSource-MiMLS
• 2026-05-04 Listing Removed — MiRealSource-MiMLS
• 2026-05-04 Listing Removed — REALCOMP
• 2026-05-04 Listed $99,900 REALCOMP
• 2010-07-06 Sold (MLS) $14,350 MiRealSource-MiMLS
• 2010-06-08 Listing Removed — MiRealSource-MiMLS
• 2010-05-07 Listed $20,000 MiRealSource-MiMLS
• 2002-07-12 Sold (MLS) $85,000 REALCOMP
• 2002-04-29 Listed $81,900 REALCOMP
• 2001-09-30 Listing Removed — REALCOMP
• 2001-01-09 Listed $84,900 REALCOMP
• 1999-03-30 Sold (MLS) $72,000 REALCOMP
• 1998-12-21 Listed $69,900 REALCOMP
• 1998-04-02 Sold (MLS) $37,500 REALCOMP
• 1998-03-05 Listed $37,500 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $979 · +3.0% YoY. Source: county tax records.