2904 Vanness St · Port Huron, MI 48060

$84,900

2 bd · 1.0 ba · 680 sqft · SingleFamily · 49 Days on market

Built 1898 5,227 sqft lot Est $106k · 20% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.7/10.0
• 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

Whether you're looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

Key facts

• Port huron location
• Nearby parks
• Nearby shopping

Tags

• PORT HURON LOCATION
• NEARBY PARKS
• NEARBY SCHOOLS
• NEARBY SHOPPING
• NEARBY RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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, 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; 2 comparable units currently listed for rent nearby; 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 $587 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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 $62k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1898 — 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: 1.27% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $106,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3118 Conner St St	0.34mi	2/1.0	675 (-1%)	7mo	$47,000	$70	77
2902 JOHN PORTIS, PORT HU 2902 John L Portis, Port Huron 48060 Dr	0.14mi	2/1.0	748 (+10%)	10mo	$53,000	$71	69
3020 Conner St	0.31mi	2/1.0	658 (-3%)	16mo	$105,000	$160	66
3104 Sturges St	0.54mi	2/1.0	704 (+4%)	6mo	$110,000	$156	63

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,938
• Equity at exit: $12,659

10-year hold

• IRR: 12.3%
• Equity multiple: 2.01×
• Total profit: $23,915
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $235

Break-even live

Break-even rent $784

Max offer price $84,900

Occupancy floor 73%

Sensitivity live

Price	-10% $283	-5% $259	+0% $235	+5% $211	+10% $187
Rent	-10% $150	-5% $193	+0% $235	+5% $278	+10% $321
Rate	-1.0pp $278	-0.5pp $257	base $235	+0.5pp $213	+1.0pp $191

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3345 Military St Port Huron, MI	1.0–2.0	1.0	683	$1,035	$1.51	0d	9	0.62mi
3991 Brookstone Pl Port Huron, MI	1.0–3.0	1.0–2.0	980	$1,302	$1.33	0d	10	1.22mi

Listing history 36 events

1. 2026-03-09
   status Pending 556-char remark

   Show marketing remark (562 chars)

   Whether you’re looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

2. 2026-03-09
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Whether you’re looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

3. 2026-02-14
   status Active 556-char remark

   Show marketing remark (562 chars)

   Whether you’re looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

4. 2026-02-14
   status Active 562-char remark

   Show marketing remark (562 chars)

   Whether you’re looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

5. 2026-02-09
   status Pending 556-char remark

   Show marketing remark (562 chars)

   Whether you’re looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

6. 2026-02-09
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Whether you’re looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

7. 2026-01-15
   listed $84,900 Active 562-char remark

   Show marketing remark (556 chars)

   Whether you're looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

8. 2026-01-15
   listed $84,900 Active 556-char remark

   Show marketing remark (556 chars)

   Whether you're looking for your next investment property or a cozy place to call home, this 2 bed, 1 bath property checks all the boxes. Situated on the south end of Port Huron near major conveniences such as expressways, shopping, restaurants, schools parks, etc. This home is rental certified and currently producing $1,000/month with utilities paid by the tenant. Appliances including a stackable washer/dryer, refrigerator, stove, and microwave are included. Tenant occupies the property on a month-to-month basis; 24-hour notice required for showings.

9. 2024-03-28
   historical $850
10. 2024-03-23
    listed $850
11. 2023-12-12
    soldstatus $62,000
12. 2023-11-03
    soldstatus $62,000 Closed
13. 2023-11-03
    soldstatus $62,000
14. 2023-10-31
    status Pending
15. 2023-10-26
    historical Accepting Backup Offers
16. 2023-10-26
    status Active
17. 2023-10-23
    historical Accepting Backup Offers
18. 2023-10-19
    price $69,900
19. 2023-10-05
    price $74,900
20. 2023-09-18
    price $79,900
21. 2023-09-06
    listed $89,900 Active
22. 2023-09-06
    listed $69,900
23. 2017-10-02
    soldstatus $47,000
24. 2015-10-19
    soldstatus $13,500 Sold
25. 2015-10-19
    soldstatus $13,500 Closed
26. 2015-10-02
    historical
27. 2015-10-02
    status Pending
28. 2015-10-02
    listed $14,900 Active
29. 2015-10-01
    listed $14,900 Active
30. 2015-06-19
    historical
31. 2015-06-19
    historical
32. 2015-05-29
    price $14,840
33. 2015-05-21
    listed $12,223 Active
34. 2015-05-21
    listed $14,840
35. 2002-08-12
    soldstatus $60,000
36. 2001-11-06
    listed $60,000

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,669 · $139/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $12,988
• − Mortgage interest: −$4,756
• − Property taxes: −$1,669
• − Insurance: −$424
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,470
• Taxable income: $1,591
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,442/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

+41.5% since first listed

36 events — show timeline

• 2026-03-09 Pending — MiRealSource-MiMLS
• 2026-03-09 Pending — REALCOMP
• 2026-02-14 Relisted — MiRealSource-MiMLS
• 2026-02-14 Relisted — REALCOMP
• 2026-02-09 Pending — MiRealSource-MiMLS
• 2026-02-09 Pending — REALCOMP
• 2026-01-15 Listed $84,900 REALCOMP
• 2026-01-15 Listed $84,900 MiRealSource-MiMLS
• 2024-03-28 Rental Removed $850 Avail
• 2024-03-23 Listed for Rent $850 Avail
• 2023-12-12 Sold (Public Records) $62,000 Public Records
• 2023-11-03 Sold (MLS) $62,000 REALCOMP
• 2023-11-03 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2023-10-31 Pending — MiRealSource-MiMLS
• 2023-10-26 Contingent — MiRealSource-MiMLS
• 2023-10-26 Relisted — MiRealSource-MiMLS
• 2023-10-23 Contingent — MiRealSource-MiMLS
• 2023-10-19 Price Changed $69,900 MiRealSource-MiMLS
• 2023-10-05 Price Changed $74,900 MiRealSource-MiMLS
• 2023-09-18 Price Changed $79,900 MiRealSource-MiMLS
• 2023-09-06 Listed $69,900 REALCOMP
• 2023-09-06 Listed $89,900 MiRealSource-MiMLS
• 2017-10-02 Sold (Public Records) $47,000 Public Records
• 2015-10-19 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2015-10-19 Sold (MLS) $13,500 REALCOMP
• 2015-10-02 Listing Removed — REALCOMP
• 2015-10-02 Pending — MiRealSource-MiMLS
• 2015-10-02 Listed $14,900 MiRealSource-MiMLS
• 2015-10-01 Listed $14,900 REALCOMP
• 2015-06-19 Listing Removed — REALCOMP
• 2015-06-19 Listing Removed — MiRealSource-MiMLS
• 2015-05-29 Price Changed $14,840 REALCOMP
• 2015-05-21 Listed $12,223 REALCOMP
• 2015-05-21 Listed $14,840 MiRealSource-MiMLS
• 2002-08-12 Sold (MLS) $60,000 REALCOMP
• 2001-11-06 Listed $60,000 REALCOMP

Property tax history

+11.4%/yr

Latest (2025): $1,669 · +25.2% YoY. Source: county tax records.