1819 10th St · Port Huron, MI 48060

$80,000

2 bd · 1.0 ba · 1,528 sqft · SingleFamily · 3 Days on market

Built 1903 0.39 ac lot Est $147k · 45% under ↓ 6% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Priced to sell, this won't last long. This home has 2 bedrooms with potential for a 3rd. It sits on FOUR city lots giving this property . 39 acres! The yard is fenced in on one side, great for pets, leaving lots of open space on the other side. New Furnce, A/C, and Water heater in 2018. This is a great house, ready for its next family. Close to downtown, shopping, and the river, this house is a must see!

Key facts

• Open space
• New furnce
• A/c

Tags

• FOUR CITY LOTS
• FENCED IN YARD
• OPEN SPACE
• NEW FURNCE
• A/C
• WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.5% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 31% 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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y 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 $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.72% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.66%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $146,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Bancroft St	0.23mi	3/1.0 (+1)	1,535 (+0%)	4mo	$70,000	$46	80
1407 Minnie St	0.35mi	3/1.0 (+1)	1,532 (+0%)	4mo	$129,900	$85	75
1133 Chestnut St	0.36mi	3/1.5 (+1)	1,430 (-6%)	1mo	$180,000	$126	65
837 Griswold St	0.22mi	1/1.0 (-1)	1,653 (+8%)	8mo	$42,500	$26	65
1203 Oak St	0.21mi	3/1.0 (+1)	1,344 (-12%)	2mo	$50,100	$37	64
1624 15th St	0.41mi	2/1.0	1,362 (-11%)	4mo	$156,000	$115	59
1018 12th Street St	0.58mi	3/1.0 (+1)	1,440 (-6%)	8mo	$46,000	$32	52
835 Vanderburgh Pl	0.55mi	3/1.0 (+1)	1,353 (-12%)	2mo	$129,900	$96	48
1508 Pine St	0.73mi	3/2.0 (+1)	1,582 (+4%)	8mo	$174,997	$111	45
1809 Chestnut St	0.72mi	3/1.5 (+1)	1,620 (+6%)	8mo	$185,000	$114	43
911 9th St St	0.66mi	3/1.0 (+1)	1,360 (-11%)	5mo	$123,470	$91	42
1425 18th St	0.67mi	3/2.0 (+1)	1,337 (-12%)	6mo	$162,500	$122	34

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: 20.1%
• Equity multiple: 1.82×
• Total profit: $18,448
• Equity at exit: $11,928

10-year hold

• IRR: 28.7%
• Equity multiple: 3.64×
• Total profit: $59,087
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$420
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $479

Break-even live

Break-even rent $766

Max offer price $80,000

Occupancy floor 60%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	18d	1	0.67mi
512 Quay St Port Huron, MI	1.0	1.0	1054	$1,700	$1.61	43d	1	0.88mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	43d	1	0.93mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	43d	1	0.93mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	43d	1	0.93mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	24d	1	1.25mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.28mi
2903 Golden Crest Ct Port Huron, MI	2.0–3.0	2.0	1066	$899	$0.84	1d	16	1.40mi

Listing history 4 events

1. 2026-06-18
   days on market $80,000 Active 3 DOM
2. 2026-06-17
   days on market $80,000 Active 2 DOM
3. 2026-06-15
   remarks 408-char remark

   Show marketing remark (408 chars)

   Priced to sell, this won't last long. This home has 2 bedrooms with potential for a 3rd. It sits on FOUR city lots giving this property . 39 acres! The yard is fenced in on one side, great for pets, leaving lots of open space on the other side. New Furnce, A/C, and Water heater in 2018. This is a great house, ready for its next family. Close to downtown, shopping, and the river, this house is a must see!

4. 2026-06-15
   listed $80,000 Active 1 DOM

   Show marketing remark (408 chars)

   Priced to sell, this won't last long. This home has 2 bedrooms with potential for a 3rd. It sits on FOUR city lots giving this property . 39 acres! The yard is fenced in on one side, great for pets, leaving lots of open space on the other side. New Furnce, A/C, and Water heater in 2018. This is a great house, ready for its next family. Close to downtown, shopping, and the river, this house is a must see!

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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: $16,466
• − Mortgage interest: −$4,481
• − Property taxes: −$1,825
• − Insurance: −$400
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,327
• Taxable income: $4,798
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,597/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

-5.8% since first listed

22 events — show timeline

• 2026-06-15 Listed $80,000 REALCOMP
• 2026-06-15 Listed $80,000 MiRealSource-MiMLS
• 2018-04-06 Sold (Public Records) $60,000 Public Records
• 2018-03-28 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2018-03-28 Sold (MLS) $60,000 REALCOMP
• 2018-02-14 Pending — MiRealSource-MiMLS
• 2018-01-30 Price Changed $67,000 MiRealSource-MiMLS
• 2017-12-27 Price Changed $69,900 MiRealSource-MiMLS
• 2017-12-27 Relisted — MiRealSource-MiMLS
• 2017-10-23 Listing Removed — MiRealSource-MiMLS
• 2017-10-20 Listed $64,900 MiRealSource-MiMLS
• 2017-10-20 Listed $67,000 REALCOMP
• 2008-06-17 Sold (MLS) $22,000 REALCOMP
• 2008-06-17 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2008-06-01 Listing Removed — MiRealSource-MiMLS
• 2008-04-18 Listed $24,900 REALCOMP
• 2008-04-18 Listed $24,900 MiRealSource-MiMLS
• 2003-11-29 Listing Removed — MiRealSource-MiMLS
• 2003-08-01 Listing Removed — MiRealSource-MiMLS
• 2003-07-29 Listed $84,900 REALCOMP
• 2003-07-29 Listed $84,900 MiRealSource-MiMLS
• 2003-07-29 Listed $84,900 MiRealSource-MiMLS

Property tax history

+8.0%/yr

Latest (2025): $1,825 · +2.8% YoY. Source: county tax records.