1623 8th St · Port Huron, MI 48060

$70,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily · 68 Days on market

Built 1908 2,178 sqft lot ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

Key facts

• Fantastic location
• Rental income
• 2,178 sq ft lot

Tags

• RENTAL INCOME
• FANTASTIC LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 32% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1908 — 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: 2.01% ✓
• Cap rate: 16.10%
• Cash-on-cash: 35.03%
• DSCR: 2.56
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $148,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Oak St	0.08mi	3/1.0	1,094 (+2%)	0mo	$160,000	$146	93
825 Minnie St	0.14mi	3/1.0	1,140 (+6%)	2mo	$105,000	$92	82
1712 7th St	0.12mi	3/1.0	970 (-10%)	2mo	$100,000	$103	76
1312 11th St	0.34mi	3/1.0	1,008 (-6%)	3mo	$72,500	$72	71
1026 Bancroft St	0.33mi	3/1.0	960 (-11%)	1mo	$67,000	$70	66
1424 14th St	0.52mi	2/1.0 (-1)	1,124 (+4%)	1mo	$155,000	$138	63
1726 17th St	0.72mi	3/1.0	1,156 (+7%)	4mo	$68,000	$59	51
1301 Bancroft St	0.48mi	2/1.0 (-1)	940 (-13%)	1mo	$154,900	$165	51
2417 11th St	0.67mi	3/1.0	1,200 (+11%)	1mo	$165,000	$138	49
1127 Vanderburgh Pl	0.71mi	3/2.0	960 (-11%)	2mo	$119,900	$125	43
1503 Wall St	0.73mi	3/1.5	930 (-14%)	0mo	$128,000	$138	41
1213 Gillett St. St	0.72mi	4/2.0 (+1)	1,232 (+14%)	5mo	$185,000	$150	30

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: 31.3%
• Equity multiple: 2.33×
• Total profit: $26,026
• Equity at exit: $10,437

10-year hold

• IRR: 38.9%
• Equity multiple: 4.75×
• Total profit: $73,434
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$367
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $572

Break-even live

Break-even rent $685

Max offer price $70,000

Occupancy floor 54%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Military St #18 Port Huron, MI	2.0	1.0	750	$1,250	$1.67	18d	1	0.34mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	0.56mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	43d	1	0.72mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	43d	1	0.72mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	43d	1	0.72mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	43d	1	1.04mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.14mi

Listing history 16 events

1. 2025-12-22
   soldstatus $60,000
2. 2025-10-21
   status Pending 357-char remark

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

3. 2025-10-21
   status Pending

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

4. 2025-09-03
   price $70,000 357-char remark

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

5. 2025-09-03
   price $70,000

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

6. 2025-08-26
   price $80,000 357-char remark

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

7. 2025-08-25
   price $80,000
8. 2025-08-14
   listed $85,000 Active 357-char remark

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

9. 2025-08-14
   listed $85,000 Active

   Show marketing remark (357 chars)

   Investor Special! Just 5 minutes from the shores of one of Michigan's Great Lakes, beautiful Lake Huron, this property offers a prime opportunity for renovation or rental income. With a full-price offer, the seller will ensure the home is cleaned out, making it ready for your vision. Don't miss this chance to invest in a fantastic location near the water!

10. 2004-07-28
    historical
11. 2003-04-28
    listed $64,900
12. 2000-01-29
    soldstatus $64,500
13. 2000-01-29
    soldstatus $64,500
14. 1999-12-29
    historical
15. 1999-11-15
    listed $64,900
16. 1999-11-15
    listed $64,900

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 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: $16,911
• − Mortgage interest: −$3,921
• − Property taxes: −$1,739
• − Insurance: −$350
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,036
• Taxable income: $6,159
• Est. tax owed @ 24.0%: −$1,478
• After-tax cash flow: $5,388/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

-7.6% since first listed

16 events — show timeline

• 2025-12-22 Sold (Public Records) $60,000 Public Records
• 2025-10-21 Pending — MiRealSource-MiMLS
• 2025-10-21 Pending — REALCOMP
• 2025-09-03 Price Changed $70,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $70,000 REALCOMP
• 2025-08-26 Price Changed $80,000 MiRealSource-MiMLS
• 2025-08-25 Price Changed $80,000 REALCOMP
• 2025-08-14 Listed $85,000 REALCOMP
• 2025-08-14 Listed $85,000 MiRealSource-MiMLS
• 2004-07-28 Listing Removed — REALCOMP
• 2003-04-28 Listed $64,900 REALCOMP
• 2000-01-29 Sold (MLS) $64,500 REALCOMP
• 2000-01-29 Sold (MLS) $64,500 MiRealSource-MiMLS
• 1999-12-29 Listing Removed — MiRealSource-MiMLS
• 1999-11-15 Listed $64,900 REALCOMP
• 1999-11-15 Listed $64,900 MiRealSource-MiMLS

Property tax history

+6.8%/yr

Latest (2025): $1,739 · +36.9% YoY. Source: county tax records.