52 Carrington St · Harbor Beach, MI 48441

$99,900

4 bd · 1.0 ba · 968 sqft · SingleFamily public records · 101 Days on market

Built 1890 8,712 sqft lot $103/sqft · 6% below area Est $107k · 6% under ↓ 17% since listing

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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 +24.9/30.0
• ARV discount +10.4/15.0
• DSCR +8.1/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

Key facts

• Detached garage
• 8,712 sq ft lot
• 2 garage spots

Tags

• HARBOR BEACH BIKE WALK PATH
• DETACHED GARAGE
• ROOM FOR CANOES AND KAYAKS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#134 in MI, #3,278 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Harbor Beach Community Schools (rural): math 30% / reading 46% proficiency, ranked #246 of 540 in MI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 67 units permitted in Huron 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.
• Huron County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (median comp): $106,760
• List price: $99,900
• Delta: -6.43%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 NELSON St	0.60mi	3/1.0 (-1)	960 (-1%)	12mo	$166,000	$173	56
363 Nelson St	0.60mi	3/1.0 (-1)	960 (-1%)	12mo	$166,000	$173	56
724 Lytle Ave	0.51mi	3/1.0 (-1)	1,040 (+7%)	12mo	$142,000	$137	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,669
• Equity at exit: $14,895

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $14,946
• 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 48441

• Home prices YoY: -19.3%
• Active inventory: 22
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $213

Break-even live

Break-even rent $740

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $270	-5% $241	+0% $213	+5% $185	+10% $156
Rent	-10% $133	-5% $173	+0% $213	+5% $253	+10% $293
Rate	-1.0pp $263	-0.5pp $238	base $213	+0.5pp $187	+1.0pp $161

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: —

Listing history 27 events

1. 2026-06-21
   days on market $99,900 Active 101 DOM
2. 2026-06-21
   days on market $99,900 Active 100 DOM
3. 2026-06-18
   days on market $99,900 Active 98 DOM
4. 2026-06-17
   days on market $99,900 Active 97 DOM
5. 2026-06-16
   days on market $99,900 Active 96 DOM
6. 2026-06-15
   days on market $99,900 Active 95 DOM
7. 2026-06-13
   days on market $99,900 Active 93 DOM
8. 2026-06-12
   days on market $99,900 Active 92 DOM
9. 2026-06-09
   days on market $99,900 Active 89 DOM
10. 2026-06-08
    days on market $99,900 Active 88 DOM
11. 2026-06-07
    days on market $99,900 Active 87 DOM
12. 2026-06-07
    days on market $99,900 Active 86 DOM
13. 2026-06-04
    days on market $99,900 Active 83 DOM
14. 2026-06-02
    days on market $99,900 Active 82 DOM
15. 2026-06-01
    days on market $99,900 Active 81 DOM
16. 2026-05-31
    days on market $99,900 Active 80 DOM
17. 2026-05-31
    days on market $99,900 Active 79 DOM
18. 2026-05-07
    status Active 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

19. 2026-05-07
    status Active 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

20. 2026-04-27
    status Pending 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

21. 2026-04-27
    status Pending 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

22. 2026-04-19
    price $99,900 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

23. 2026-04-18
    price $99,900 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

24. 2026-03-15
    price $109,900 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

25. 2026-03-15
    price $109,900 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

26. 2026-03-02
    listed $119,900 Active 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

27. 2026-03-01
    listed $119,900 Active 216-char remark

    Show marketing remark (216 chars)

    4 Bedroom 1 Bath with great location on dead end street. Just steps away from the beautiful Harbor Beach bike/walk path. . Minutes away from the beach. 2 1/2 car detached garage, plenty of room for canoes and kayaks.

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$655/yr (+$55/mo · 287.9%)

ⓘ 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 1/10 Low 7 d/yr ≥95°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: $12,114
• − Mortgage interest: −$5,596
• − Property taxes: −$228
• − Insurance: −$500
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,906
• Taxable income: $947
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,329/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: Harbor Beach Community Schools
• NCES district ID: 2600007
• Math proficiency: 30% ▼ -14.00%
• Reading proficiency: 46% ▼ -11.00%
• Median HH income: $40,037
• Composite: 31.82/100
• National rank: #5879
• State rank: #246 of 540 in MI

Livability — Harbor Beach

• Score: 76/100
• State rank: #134
• US rank: #3278

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harbor Beach, MI
• Population (ZIP): 3,867

Population outlook (Huron County) Hauer SSP2

• Today (2025): 29,325 people
• By 2030: 27,810 · -5.2%
• By 2040: 24,571 · -16.2%
• By 2050: 21,573 · -26.4%
• By 2075: 16,120 · -45.0%
• By 2100: 11,097 · -62.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 17% Lithuanian 3% Slovak 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.2%
• 2008→2024 swing: -40.2pp toward R · 2008: -0.4pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+39.3 2016: R+38.2 2012: R+14.8 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.03%
• Current HPI: 250.479
• Rent YoY: —
• Metro: —
• 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

-16.7% since first listed

10 events — show timeline

• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-19 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-18 Price Changed $99,900 REALCOMP
• 2026-03-15 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-15 Price Changed $109,900 REALCOMP
• 2026-03-02 Listed $119,900 REALCOMP
• 2026-03-01 Listed $119,900 MiRealSource-MiMLS

Property tax history

-9.5%/yr

Latest (2025): $228 · -71.9% YoY. Source: county tax records.