1120 Bancroft St · Port Huron, MI 48060

$110,000

3 bd · 1.5 ba · 994 sqft · SingleFamily · 20 Days on market

Built 1908 6,098 sqft lot Est $137k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

Charming three bedroom bungalow located in the City of Port Huron. Conveniently close to parks, schools, shopping, churches, and within walking distance to many everyday conveniences. Port Huron is a highly desirable waterfront community known for its beautiful parks, neighborhoods, and small-town charm. This home offers comfort, convenience, a private back yard for family get togethers a great location all in one. Investor or first time home buyer special! Come check it out , you won't be disappointed.

Key facts

• Private back yard
• Great location
• 6,098 sq ft lot

Tags

• PRIVATE BACK YARD
• GREAT LOCATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Shingle siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 50 x 127 (0.14 acres)

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator
• Bedrooms: Total rooms: 7
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Free-standing electric oven; Free-standing refrigerator; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 30% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $40k; list at $110k implies a 176% 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 $108,350 (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: 1.22% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $137,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 Bancroft St	0.08mi	3/1.0	960 (-3%)	1mo	$67,000	$70	88
1301 Bancroft St	0.13mi	2/1.0 (-1)	940 (-5%)	1mo	$154,900	$165	77
1334 Beard St	0.39mi	3/1.0	1,004 (+1%)	1mo	$116,000	$116	77
1127 Vanderburgh Pl	0.41mi	3/2.0	960 (-3%)	2mo	$119,900	$125	72
1712 7th St	0.46mi	3/1.0	970 (-2%)	2mo	$100,000	$103	71
903 Oak St	0.31mi	3/1.0	1,094 (+10%)	0mo	$160,000	$146	66
825 Minnie St	0.28mi	3/1.0	1,140 (+15%)	2mo	$105,000	$92	58
918 Vanderburgh Pl	0.49mi	3/1.0	900 (-10%)	2mo	$130,000	$144	58
1503 Wall St	0.70mi	3/1.5	930 (-6%)	0mo	$128,000	$138	56
1424 14th St	0.41mi	2/1.0 (-1)	1,124 (+13%)	1mo	$155,000	$138	51
1909 Minnie St	0.59mi	3/1.0	875 (-12%)	2mo	$150,000	$171	49
1504 18th St	0.57mi	2/1.0 (-1)	900 (-10%)	3mo	$118,000	$131	48

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $9,348
• Equity at exit: $16,401

10-year hold

• IRR: 17.4%
• Equity multiple: 2.47×
• Total profit: $45,378
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$577
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $414

Break-even live

Break-even rent $822

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $477	-5% $445	+0% $414	+5% $383	+10% $352
Rent	-10% $308	-5% $361	+0% $414	+5% $468	+10% $521
Rate	-1.0pp $470	-0.5pp $442	base $414	+0.5pp $386	+1.0pp $357

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: $27,500
• Closing costs: $3,300
• 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	19d	1	0.53mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	19d	1	0.82mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	45d	1	1.09mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	45d	1	1.10mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	45d	1	1.10mi
3345 Military St Port Huron, MI	1.0–2.0	1.0	683	$1,035	$1.51	0d	9	1.37mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.43mi

Listing history 14 events

1. 2026-06-21
   days on market $110,000 Active 20 DOM
2. 2026-06-18
   days on market $110,000 Active 17 DOM
3. 2026-06-17
   days on market $110,000 Active 16 DOM
4. 2026-06-16
   days on market $110,000 Active 15 DOM
5. 2026-06-15
   days on market $110,000 Active 14 DOM
6. 2026-06-13
   days on market $110,000 Active 12 DOM
7. 2026-06-13
   days on market $110,000 Active 11 DOM
8. 2026-06-09
   days on market $110,000 Active 8 DOM
9. 2026-06-08
   days on market $110,000 Active 7 DOM
10. 2026-06-07
    days on market $110,000 Active 6 DOM
11. 2026-06-04
    days on market $110,000 Active 3 DOM
12. 2026-06-03
    days on market $110,000 Active 2 DOM
13. 2026-06-01
    remarks 508-char remark
14. 2026-06-01
    listed $110,000 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: $317 · $26/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$688/yr (+$57/mo · 217.2%)

ⓘ 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: $16,153
• − Mortgage interest: −$6,162
• − Property taxes: −$317
• − Insurance: −$550
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$3,200
• Taxable income: $3,340
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $4,170/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

+341.8% since first listed

17 events — show timeline

• 2026-05-29 Listed $110,000 REALCOMP
• 2026-05-29 Listed $110,000 MiRealSource-MiMLS
• 2019-11-26 Sold (Public Records) $39,900 Public Records
• 2019-08-14 Listing Removed — MiRealSource-MiMLS
• 2019-08-14 Listing Removed — REALCOMP
• 2019-02-13 Listed $50,000 MiRealSource-MiMLS
• 2019-02-13 Listed $50,000 REALCOMP
• 2014-01-07 Sold (Public Records) $38,850 Public Records
• 2013-12-19 Sold (Public Records) $39,900 Public Records
• 2010-03-04 Sold (Public Records) $49,900 Public Records
• 2008-11-17 Sold (Public Records) $52,900 Public Records
• 2008-04-30 Sold (Public Records) $60,900 Public Records
• 2008-01-29 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2008-01-16 Sold (MLS) $21,000 REALCOMP
• 2007-12-29 Listing Removed — MiRealSource-MiMLS
• 2007-10-15 Listed $24,900 REALCOMP
• 2007-10-11 Listed $24,900 MiRealSource-MiMLS

Property tax history

-6.9%/yr

Latest (2025): $317 · +4.3% YoY. Source: county tax records.