909 Pine St · Port Huron, MI 48060

$129,900

4 bd · 2.0 ba · 1,603 sqft · SingleFamily · 19 Days on market

Built 1908 6,098 sqft lot Est $167k · 22% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• 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

Opportunity knocks!! Great potential! Spacious 4 bedroom 2 full bath turn-of-century vintage colonial in decent shape on a deep (165') lot at a really great price!! Price reflects needed repairs and or updates. Living room with box bay, hardwood floor, fireplace and accent walls. Formal dining with hardwood floor. Kitchen with raised panel birch cabinets, stove and a full set of included appliances. First floor tub bath with acrylic surround. Upper shower bath with acrylic surround. Unique interior with lots of shelving. Large shed in privacy fenced yard. Being sold strictly as-is. .. seller will do n0 repairs. No FHA or VA offers please. All sizes shown are strictly estimates. Information contained in this listing is deemed reliable but not guaranteed. .. .. .buyer or buyer's agent to verify all information. Seller will not consider offers where purchaser has not viewed the property first. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS.

Key facts

• Hardwood floor
• Formal dining
• First floor tub bath

Tags

• LIVING ROOM WITH BOX BAY
• HARDWOOD FLOOR
• FIREPLACE
• FORMAL DINING
• RAISED PANEL BIRCH CABINETS
• FIRST FLOOR TUB BATH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Built with a shingle roof
• Exterior features: Covered porch; Fenced backyard; Shed

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Stainless steel appliances
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Gas water heater; Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Stainless steel appliances; Living room fireplace; Unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% 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 26d 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 34% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y 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 $8k; list at $130k implies a 1524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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: 1.15% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $166,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 10th St	0.09mi	4/1.5	1,662 (+4%)	0mo	$60,000	$36	87
1128 Gillett St	0.25mi	4/2.0	1,680 (+5%)	1mo	$135,000	$80	79
1102 Lapeer Ave	0.25mi	4/1.5	1,700 (+6%)	2mo	$180,000	$106	75
729 13th St	0.37mi	3/1.5 (-1)	1,584 (-1%)	2mo	$95,100	$60	72
1132 Griswold St	0.51mi	4/2.0	1,560 (-3%)	2mo	$113,000	$72	70
1111 Pearl St	0.33mi	4/1.0	1,489 (-7%)	1mo	$155,000	$104	68
1133 Chestnut St	0.37mi	3/1.5 (-1)	1,430 (-11%)	1mo	$180,000	$126	57
1018 12th Street St	0.24mi	3/1.0 (-1)	1,440 (-10%)	8mo	$46,000	$32	56
1324 Pine St	0.38mi	3/2.0 (-1)	1,800 (+12%)	1mo	$215,000	$119	56
1226 Young St	0.58mi	3/2.0 (-1)	1,482 (-8%)	1mo	$170,500	$115	54
731 Bancroft St	0.70mi	3/1.0 (-1)	1,535 (-4%)	4mo	$70,000	$46	48
1022 17th St	0.63mi	3/1.5 (-1)	1,453 (-9%)	2mo	$165,000	$114	46

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-965
• Equity at exit: $19,369

10-year hold

• IRR: 9.6%
• Equity multiple: 1.76×
• Total profit: $27,694
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $301

Break-even live

Break-even rent $1,112

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $374	-5% $337	+0% $301	+5% $264	+10% $227
Rent	-10% $183	-5% $242	+0% $301	+5% $360	+10% $419
Rate	-1.0pp $366	-0.5pp $334	base $301	+0.5pp $267	+1.0pp $233

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: $32,475
• Closing costs: $3,897
• 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	0.10mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	25d	1	0.63mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.65mi

Listing history 13 events

1. 2026-06-21
   days on market $129,900 Active 19 DOM
2. 2026-06-18
   days on market $129,900 Active 16 DOM
3. 2026-06-17
   days on market $129,900 Active 15 DOM
4. 2026-06-16
   days on market $129,900 Active 14 DOM
5. 2026-06-15
   days on market $129,900 Active 13 DOM
6. 2026-06-13
   days on market $129,900 Active 11 DOM
7. 2026-06-13
   days on market $129,900 Active 10 DOM
8. 2026-06-09
   days on market $129,900 Active 7 DOM
9. 2026-06-08
   days on market $129,900 Active 6 DOM
10. 2026-06-07
    days on market $129,900 Active 5 DOM
11. 2026-06-04
    days on market $129,900 Active 2 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $129,900 Active 1 DOM

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$139/yr (+$12/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $17,917
• − Mortgage interest: −$7,276
• − Property taxes: −$1,722
• − Insurance: −$650
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$3,779
• Taxable income: $1,623
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,219/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

+354.4% since first listed

37 events — show timeline

• 2026-06-02 Listed $129,900 REALCOMP
• 2026-06-02 Listed $129,900 MiRealSource-MiMLS
• 2021-03-02 Listing Removed — REALCOMP
• 2021-03-02 Listing Removed — MiRealSource-MiMLS
• 2021-02-19 Price Changed $99,900 MiRealSource-MiMLS
• 2021-02-18 Price Changed $99,900 REALCOMP
• 2021-01-30 Price Changed $89,900 MiRealSource-MiMLS
• 2021-01-30 Price Changed $89,900 REALCOMP
• 2021-01-20 Price Changed $79,900 MiRealSource-MiMLS
• 2021-01-19 Price Changed $79,900 REALCOMP
• 2020-11-27 Price Changed $89,900 MiRealSource-MiMLS
• 2020-11-27 Price Changed $89,900 REALCOMP
• 2020-09-30 Listed $85,000 MiRealSource-MiMLS
• 2020-09-30 Listed $85,000 REALCOMP
• 2011-04-27 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2011-04-27 Sold (MLS) $8,000 REALCOMP
• 2011-04-27 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2011-03-24 Listing Removed — MiRealSource-MiMLS
• 2011-03-24 Listing Removed — MiRealSource-MiMLS
• 2010-11-18 Listed $8,000 MiRealSource-MiMLS
• 2010-11-18 Listed $8,000 REALCOMP
• 2010-11-18 Listed $8,000 MiRealSource-MiMLS
• 2010-10-27 Listing Removed — MiRealSource-MiMLS
• 2010-09-24 Listed $16,000 MiRealSource-MiMLS
• 2010-05-18 Listing Removed — MiRealSource-MiMLS
• 2010-05-17 Listing Removed — REALCOMP
• 2009-04-22 Listed $24,900 REALCOMP
• 2009-04-17 Listed $24,900 MiRealSource-MiMLS
• 2005-08-01 Sold (Public Records) $89,900 Public Records
• 2005-08-01 Sold (Public Records) $89,900 Public Records
• 2005-07-05 Sold (MLS) $89,900 REALCOMP
• 2005-07-05 Sold (MLS) $89,900 MiRealSource-MiMLS
• 2005-02-14 Listed $89,900 REALCOMP
• 2005-02-14 Listed $89,900 MiRealSource-MiMLS
• 2000-06-20 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2000-05-01 Listing Removed — MiRealSource-MiMLS
• 2000-02-11 Listed $28,590 MiRealSource-MiMLS

Property tax history

+5.9%/yr

Latest (2025): $1,722 · +9.8% YoY. Source: county tax records.