1115 Griswold St · Port Huron, MI 48060

$119,900

3 bd · 1.0 ba · 1,496 sqft · SingleFamily · 7 Days on market

Built 1903 3,049 sqft lot Est $127k · 6% 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 +27.1/30.0
• ARV discount +10.1/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• 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

Home has a fenced yard. There is a detached garage with alley access. The home is close to stores and schools.

Key facts

• Alley access
• Close to schools
• Fenced yard

Tags

• FENCED YARD
• DETACHED GARAGE
• ALLEY ACCESS
• CLOSE TO STORES
• CLOSE TO SCHOOLS

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; Below-grade finished area present
• Exterior features: Lot approximately 29 x 107.5 feet; Residential zoning

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning unit(s)
• Interior features: Gas water heater; Dishwasher; Oven; Refrigerator; Range; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.7% 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); 50% 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 $829 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 25y 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 $103k; 16% 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 $119,900

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: 1.18% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $127,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1133 Chestnut St	0.14mi	3/1.5	1,430 (-4%)	1mo	$180,000	$126	83
1132 Griswold St	0.04mi	4/2.0 (+1)	1,560 (+4%)	2mo	$113,000	$72	80
1407 Minnie St	0.30mi	3/1.0	1,532 (+2%)	4mo	$129,900	$85	78
1203 Oak St	0.09mi	3/1.0	1,344 (-10%)	2mo	$50,100	$37	78
731 Bancroft St	0.42mi	3/1.0	1,535 (+3%)	4mo	$70,000	$46	72
1022 17th St	0.56mi	3/1.5	1,453 (-3%)	2mo	$165,000	$114	66
1624 15th St	0.29mi	2/1.0 (-1)	1,362 (-9%)	4mo	$156,000	$115	63
1111 Pearl St	0.70mi	4/1.0 (+1)	1,489 (-0%)	1mo	$155,000	$104	61
729 13th St	0.58mi	3/1.5	1,584 (+6%)	2mo	$95,100	$60	59
919 10th St	0.46mi	4/1.5 (+1)	1,662 (+11%)	0mo	$60,000	$36	53
1128 Gillett St	0.53mi	4/2.0 (+1)	1,680 (+12%)	1mo	$135,000	$80	45
1102 Lapeer Ave	0.61mi	4/1.5 (+1)	1,700 (+14%)	1mo	$180,000	$106	41

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,041
• Equity at exit: $17,877

10-year hold

• IRR: 12.5%
• Equity multiple: 2.01×
• Total profit: $34,065
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,215/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $339

Break-even live

Break-even rent $987

Max offer price $119,900

Occupancy floor 71%

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: $29,975
• Closing costs: $3,597
• 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	17d	1	0.54mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	43d	1	0.87mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	43d	1	0.87mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	43d	1	0.88mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.15mi
1820 Kern St Port Huron, MI	2.0	1.0	950	$1,000	$1.05	24d	1	1.33mi
145 Rural St Unit 145 Port Huron, MI	2.0	1.5	950	$1,190	$1.25	24d	1	1.34mi
2903 Golden Crest Ct Port Huron, MI	2.0–3.0	2.0	1066	$1,204	$1.13	1d	16	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $119,900 Active 7 DOM
2. 2026-06-17
   days on market $119,900 Active 6 DOM
3. 2026-06-16
   days on market $119,900 Active 5 DOM
4. 2026-06-15
   remarks 114-char remark
5. 2026-06-15
   days on market $119,900 Active 4 DOM
6. 2026-06-13
   days on market $119,900 Active 2 DOM
7. 2026-06-13
   remarks 110-char remark
8. 2026-06-13
   listed $119,900 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: $1,215 · $101/mo
• Projected year-2 tax: $1,530 · $128/mo
• Expected delta: +$316/yr (+$26/mo · 26.0%)

ⓘ 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 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: $16,999
• − Mortgage interest: −$6,716
• − Property taxes: −$1,215
• − Insurance: −$600
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,488
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,528/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

+100.2% since first listed

25 events — show timeline

• 2026-06-11 Listed $119,900 MiRealSource-MiMLS
• 2026-06-11 Listed $119,900 REALCOMP
• 2025-05-23 Sold (Public Records) $103,000 Public Records
• 2025-05-16 Sold (MLS) $103,000 REALCOMP
• 2025-05-16 Sold (MLS) $103,000 MiRealSource-MiMLS
• 2025-03-27 Pending — MiRealSource-MiMLS
• 2025-03-27 Pending — REALCOMP
• 2025-02-15 Price Changed $98,900 MiRealSource-MiMLS
• 2025-02-14 Price Changed $98,900 REALCOMP
• 2024-12-11 Listed $120,000 REALCOMP
• 2024-12-11 Listed $120,000 MiRealSource-MiMLS
• 2011-06-01 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2011-05-16 Listing Removed — MiRealSource-MiMLS
• 2011-04-15 Listed $29,500 MiRealSource-MiMLS
• 2011-04-11 Listing Removed — MiRealSource-MiMLS
• 2011-03-09 Listing Removed — MiRealSource-MiMLS
• 2011-02-17 Listed $29,500 MiRealSource-MiMLS
• 2011-01-26 Listed $32,500 MiRealSource-MiMLS
• 2003-06-10 Sold (MLS) $72,000 MiRealSource-MiMLS
• 2003-06-10 Sold (MLS) $72,000 REALCOMP
• 2003-05-27 Listing Removed — MiRealSource-MiMLS
• 2003-04-29 Listed $69,900 MiRealSource-MiMLS
• 2003-04-29 Listed $69,900 REALCOMP
• 2001-12-14 Sold (MLS) $60,000 REALCOMP
• 2001-10-01 Listed $59,900 REALCOMP

Property tax history

+2.0%/yr

Latest (2025): $1,215 · -22.1% YoY. Source: county tax records.