443 11th St · Port Huron, MI 48060

$50,000

4 bd · 1.0 ba · 1,629 sqft · SingleFamily · 66 Days on market

Built 1907 10,019 sqft lot ↓ 55% 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

This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1907

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 4.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.87% ✓
• Cap rate: 23.22%
• Cash-on-cash: 60.45%
• DSCR: 3.69
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $177,561
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Lapeer Ave	0.20mi	4/1.5	1,700 (+4%)	2mo	$180,000	$106	80
1111 Pearl St	0.11mi	4/1.0	1,489 (-9%)	1mo	$155,000	$104	80
1128 Gillett St	0.27mi	4/2.0	1,680 (+3%)	1mo	$135,000	$80	77
919 10th St	0.37mi	4/1.5	1,662 (+2%)	0mo	$60,000	$36	77
729 13th St	0.29mi	3/1.5 (-1)	1,584 (-3%)	2mo	$95,100	$60	73
1226 Young St	0.17mi	3/2.0 (-1)	1,482 (-9%)	1mo	$170,500	$115	67
1417 Kearney St	0.51mi	4/2.0	1,651 (+1%)	3mo	$179,900	$109	67
1617 Francis St	0.44mi	3/1.0 (-1)	1,724 (+6%)	4mo	$173,000	$100	61
1324 Pine St	0.45mi	3/2.0 (-1)	1,800 (+10%)	1mo	$215,000	$119	52
1022 17th St	0.62mi	3/1.5 (-1)	1,453 (-11%)	2mo	$165,000	$114	45
1133 Chestnut St	0.67mi	3/1.5 (-1)	1,430 (-12%)	1mo	$180,000	$126	41
1914 Howard St	0.71mi	3/3.5 (-1)	1,508 (-7%)	2mo	$205,000	$136	38

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: 60.0%
• Equity multiple: 3.70×
• Total profit: $37,778
• Equity at exit: $7,455

10-year hold

• IRR: 65.0%
• Equity multiple: 7.77×
• Total profit: $94,715
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $705

Break-even live

Break-even rent $542

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $734	-5% $719	+0% $705	+5% $691	+10% $677
Rent	-10% $592	-5% $649	+0% $705	+5% $762	+10% $819
Rate	-1.0pp $730	-0.5pp $718	base $705	+0.5pp $692	+1.0pp $679

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	19d	1	0.32mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.37mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	25d	1	0.54mi

Listing history 9 events

1. 2025-10-13
   status Pending

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

2. 2025-10-13
   status Pending 242-char remark

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

3. 2025-10-10
   price $50,000 242-char remark

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

4. 2025-10-10
   price $50,000

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

5. 2025-09-12
   price $75,000 242-char remark

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

6. 2025-09-12
   price $75,000

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

7. 2025-08-08
   listed $110,000 Active

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

8. 2025-08-08
   listed $110,000 Active 242-char remark

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

9. 2025-08-06
   historical $110,000 242-char remark

   Show marketing remark (242 chars)

   This is a fixer upper in Port Huron. A great opportunity for a flip or possible investment. Owner will be doing some mild cleaning, such as painting and cleaning stains off of walls and cupboards, but the home is being sold "as is".

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $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 5/10 Major FEMA zone X (unshaded) · 63% 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: $17,219
• − Mortgage interest: −$2,801
• − Property taxes: −$1,743
• − Insurance: −$250
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$1,455
• Taxable income: $8,216
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $6,492/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

-54.5% since first listed

9 events — show timeline

• 2025-10-13 Pending — REALCOMP
• 2025-10-13 Pending — MiRealSource-MiMLS
• 2025-10-10 Price Changed $50,000 MiRealSource-MiMLS
• 2025-10-10 Price Changed $50,000 REALCOMP
• 2025-09-12 Price Changed $75,000 MiRealSource-MiMLS
• 2025-09-12 Price Changed $75,000 REALCOMP
• 2025-08-08 Listed $110,000 REALCOMP
• 2025-08-08 Listed $110,000 MiRealSource-MiMLS
• 2025-08-06 Coming Soon $110,000 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $1,743 · +2.8% YoY. Source: county tax records.