1607 Elk St · Port Huron, MI 48060

$94,900

3 bd · 1.0 ba · 816 sqft · SingleFamily · 69 Days on market

Built 1915 6,534 sqft lot $116/sqft · 30% below area Est $136k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Investor special with tons of potential! This 3-bedroom, 1-bath bungalow is the perfect opportunity for buyers looking to bring their vision to life. Home needs TLC but offers a solid layout and great bones to work with. Features include a rear ramp for wheelchair accessibility, an oversized 2-car detached garage, and a large fenced-in yard—ideal for pets, play, or future outdoor improvements. Conveniently located near Thomas Edison Park, the scenic Boardwalk, and the beautiful St. Clair River, offering easy access to outdoor recreation and waterfront views. Whether you're an investor, flipper, or buyer looking to build sweat equity, this is a great opportunity you won’t want to miss! For more information regarding Vendee: https://vrmlending.com/faq/

Key facts

• Waterfront views
• Large fenced-in yard
• 6,534 sq ft lot

Tags

• LARGE FENCED-IN YARD
• NEAR THOMAS EDISON PARK
• WATERFRONT VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $656 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.08%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $136,249
• List price: $94,900
• Delta: -30.35%
• 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
1527 Thomas St. Rd	0.24mi	2/1.0 (-1)	796 (-2%)	9mo	$125,000	$157	72
1209 10th Ave	0.34mi	2/1.0 (-1)	860 (+5%)	1mo	$109,000	$127	69
1509 Lincoln Ave	0.46mi	3/1.0	900 (+10%)	2mo	$125,000	$139	60
1515 11th Ave	0.21mi	2/1.0 (-1)	913 (+12%)	8mo	$135,000	$148	59
1404 Water St	0.70mi	2/1.0 (-1)	828 (+2%)	2mo	$115,000	$139	58
1632 Mcbrady St	0.33mi	2/1.0 (-1)	892 (+9%)	8mo	$138,500	$155	58
47 14th St	0.72mi	2/1.0 (-1)	792 (-3%)	0mo	$105,000	$133	56
1636 Scott Ave	0.45mi	2/1.0 (-1)	888 (+9%)	8mo	$96,500	$109	53
1733 Whipple St	0.46mi	2/1.0 (-1)	912 (+12%)	4mo	$172,000	$189	50
1802 Riverside Dr	0.49mi	2/1.0 (-1)	900 (+10%)	8mo	$158,000	$176	48
1321 Nelson St	0.72mi	2/1.0 (-1)	748 (-8%)	4mo	$110,000	$147	45
2008 Elmwood St	0.73mi	2/1.0 (-1)	924 (+13%)	3mo	$168,500	$182	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: 9.1%
• Equity multiple: 1.36×
• Total profit: $9,549
• Equity at exit: $14,150

10-year hold

• IRR: 18.8%
• Equity multiple: 2.61×
• Total profit: $42,817
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$498
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $378

Break-even live

Break-even rent $841

Max offer price $94,900

Occupancy floor 66%

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: $23,725
• Closing costs: $2,847
• 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	43d	1	0.53mi
145 Rural St Unit 145 Port Huron, MI	2.0	1.5	950	$1,190	$1.25	24d	1	0.92mi
1820 Kern St Port Huron, MI	2.0	1.0	950	$1,000	$1.05	24d	1	0.97mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	43d	1	1.07mi
2849 15th Ave Port Huron, MI	1.0–2.0	1.0	1140	$1,995	$1.75	1d	4	1.07mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	43d	1	1.07mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	43d	1	1.12mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	1.13mi
619 Taylor St Port Huron, MI	2.0–3.0	1.0–1.5	716	$900	$1.26	1d	1	1.42mi

Listing history 29 events

1. 2026-06-18
   days on market $94,900 Active 69 DOM
2. 2026-06-17
   days on market $94,900 Active 68 DOM
3. 2026-06-16
   days on market $94,900 Active 67 DOM
4. 2026-06-15
   days on market $94,900 Active 66 DOM
5. 2026-06-13
   days on market $94,900 Active 64 DOM
6. 2026-06-13
   pricedays on market $94,900 Active 63 DOM
7. 2026-06-09
   days on market $99,900 Active 60 DOM
8. 2026-06-08
   days on market $99,900 Active 59 DOM
9. 2026-06-07
   days on market $99,900 Active 58 DOM
10. 2026-06-04
    days on market $99,900 Active 55 DOM
11. 2026-06-03
    days on market $99,900 Active 54 DOM
12. 2026-06-02
    days on market $99,900 Active 53 DOM
13. 2026-06-01
    days on market $99,900 Active 52 DOM
14. 2026-05-31
    days on market $99,900 Active 51 DOM
15. 2026-05-14
    price $99,900 773-char remark

    Show marketing remark (773 chars)

    Investor special with tons of potential! This 3-bedroom, 1-bath bungalow is the perfect opportunity for buyers looking to bring their vision to life. Home needs TLC but offers a solid layout and great bones to work with. Features include a rear ramp for wheelchair accessibility, an oversized 2-car detached garage, and a large fenced-in yard—ideal for pets, play, or future outdoor improvements. Conveniently located near Thomas Edison Park, the scenic Boardwalk, and the beautiful St. Clair River, offering easy access to outdoor recreation and waterfront views. Whether you're an investor, flipper, or buyer looking to build sweat equity, this is a great opportunity you won’t want to miss! For more information regarding Vendee: https://vrmlending.com/faq/

16. 2026-05-13
    price $99,900 761-char remark

    Show marketing remark (761 chars)

    Investor special with tons of potential! This 3-bedroom, 1-bath bungalow is the perfect opportunity for buyers looking to bring their vision to life. Home needs TLC but offers a solid layout and great bones to work with. Features include a rear ramp for wheelchair accessibility, an oversized 2-car detached garage, and a large fenced-in yard-ideal for pets, play, or future outdoor improvements. Conveniently located near Thomas Edison Park, the scenic Boardwalk, and the beautiful St. Clair River, offering easy access to outdoor recreation and waterfront views. Whether you're an investor, flipper, or buyer looking to build sweat equity, this is a great opportunity you won't want to miss! For more information regarding Vendee: https://vrmlending.com/faq/

17. 2026-04-10
    listed $106,000 Active 761-char remark

    Show marketing remark (773 chars)

    Investor special with tons of potential! This 3-bedroom, 1-bath bungalow is the perfect opportunity for buyers looking to bring their vision to life. Home needs TLC but offers a solid layout and great bones to work with. Features include a rear ramp for wheelchair accessibility, an oversized 2-car detached garage, and a large fenced-in yard—ideal for pets, play, or future outdoor improvements. Conveniently located near Thomas Edison Park, the scenic Boardwalk, and the beautiful St. Clair River, offering easy access to outdoor recreation and waterfront views. Whether you're an investor, flipper, or buyer looking to build sweat equity, this is a great opportunity you won’t want to miss! For more information regarding Vendee: https://vrmlending.com/faq/

18. 2026-04-10
    listed $106,000 Active 773-char remark

    Show marketing remark (773 chars)

    Investor special with tons of potential! This 3-bedroom, 1-bath bungalow is the perfect opportunity for buyers looking to bring their vision to life. Home needs TLC but offers a solid layout and great bones to work with. Features include a rear ramp for wheelchair accessibility, an oversized 2-car detached garage, and a large fenced-in yard—ideal for pets, play, or future outdoor improvements. Conveniently located near Thomas Edison Park, the scenic Boardwalk, and the beautiful St. Clair River, offering easy access to outdoor recreation and waterfront views. Whether you're an investor, flipper, or buyer looking to build sweat equity, this is a great opportunity you won’t want to miss! For more information regarding Vendee: https://vrmlending.com/faq/

19. 2012-07-19
    historical
20. 2012-07-19
    historical
21. 2012-04-30
    listed $19,900
22. 2012-04-30
    listed $19,900
23. 2007-10-01
    soldstatus $65,000
24. 2007-07-18
    soldstatus $65,000
25. 2007-07-11
    historical
26. 2007-03-16
    listed $64,900
27. 2007-03-16
    listed $64,900
28. 2005-03-20
    historical
29. 2004-09-27
    listed $79,900

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 2/10 Low FEMA zone X (unshaded) · 7% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,833
• − Mortgage interest: −$5,316
• − Property taxes: −$1,523
• − Insurance: −$474
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,761
• Taxable income: $3,225
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,764/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

+25.0% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $99,900 REALCOMP
• 2026-04-10 Listed $106,000 REALCOMP
• 2026-04-10 Listed $106,000 MiRealSource-MiMLS
• 2012-07-19 Listing Removed — MiRealSource-MiMLS
• 2012-07-19 Listing Removed — REALCOMP
• 2012-04-30 Listed $19,900 MiRealSource-MiMLS
• 2012-04-30 Listed $19,900 REALCOMP
• 2007-10-01 Sold (MLS) $65,000 REALCOMP
• 2007-07-18 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2007-07-11 Listing Removed — MiRealSource-MiMLS
• 2007-03-16 Listed $64,900 MiRealSource-MiMLS
• 2007-03-16 Listed $64,900 REALCOMP
• 2005-03-20 Listing Removed — REALCOMP
• 2004-09-27 Listed $79,900 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $1,523 · +15.6% YoY. Source: county tax records.