822 Wall St · Port Huron, MI 48060

$188,000

6 bd · 3.0 ba · — sqft · SingleFamily · 132 Days on market

Built 1918 5,663 sqft lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• 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

Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

Key facts

• Renovated triplex
• Close to downtown
• 5,663 sq ft lot

Tags

• RENOVATED TRIPLEX
• CLOSE TO DOWNTOWN
• ADJACENT TRIPLEX FOR SALE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $7 ($79/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (4.2% below list).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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, crime 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.
• Zoned schools: Steam Academy At Woodrow Wilson Elementary (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 207 students, 96% FRL); Port Huron High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 1,100 students, 69% FRL) — zoned schools average 82% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 224 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago; this cycle's ask has dropped $32k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Chestnut St	0.19mi	6/2.0	1,772	17mo	$130,500	$74	61
727 Griswold St	0.34mi	5/1.5 (-1)	2,247	2mo	$170,000	$76	59
1719 Military St	0.49mi	6/4.5	7,046	20mo	$220,000	$31	41
1217 Miller St	0.55mi	5/1.0 (-1)	1,320	14mo	$118,500	$90	37
1519 Oak St	0.71mi	5/2.0 (-1)	2,260	10mo	$95,000	$42	37
1809 6th St	0.53mi	5/2.0 (-1)	2,580	20mo	$125,000	$48	37
2109 Military St	0.73mi	5/1.5 (-1)	1,777	7mo	$170,000	$96	37

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-28,832
• Equity at exit: $28,031

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-19,543
• Equity at exit: $16,255

Cash invested: $52,640 (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: 224
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$352 /mo · $4,221/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $7

Break-even live

Break-even rent $1,792

Max offer price $188,000

Occupancy floor 95%

Sensitivity live

Price	-10% $113	-5% $60	+0% $7	+5% $-47	+10% $-100
Rent	-10% $-136	-5% $-65	+0% $7	+5% $78	+10% $149
Rate	-1.0pp $101	-0.5pp $54	base $7	+0.5pp $-42	+1.0pp $-92

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2025-04-30
   soldstatus $165,000
2. 2024-12-17
   status Pending
3. 2024-10-21
   status Pending

   Show marketing remark (291 chars)

   Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

4. 2024-10-21
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

5. 2024-07-02
   price $188,000 291-char remark

   Show marketing remark (291 chars)

   Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

6. 2024-07-01
   price $188,000
7. 2024-07-01
   price $188,000
8. 2024-06-11
   historical

   Show marketing remark (291 chars)

   Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

9. 2024-06-11
   listed $220,000 Active

   Show marketing remark (291 chars)

   Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

10. 2024-06-11
    listed $220,000 Active 291-char remark

    Show marketing remark (291 chars)

    Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

11. 2024-06-11
    historical

    Show marketing remark (291 chars)

    Renovated triplex close to downtown Port Huron; Gross Rent $2,450 per month. Adjacent triplex also for sale - may be purchased together or separately. Contact listing broker for additional photos, tours, and financial data. Buyers responsible for agent commission if they choose to hire one.

12. 2024-05-23
    listed $440,000 Active
13. 2024-05-23
    listed $440,000 Active
14. 2022-12-09
    soldstatus $270,000
15. 2020-10-30
    soldstatus $103,000
16. 2018-08-15
    soldstatus $110,000
17. 2018-07-27
    soldstatus $110,000 Sold
18. 2018-07-27
    soldstatus $110,000 Closed
19. 2018-06-18
    status Pending
20. 2018-06-18
    status Pending
21. 2018-03-22
    status Active
22. 2018-03-21
    status Active
23. 2018-01-11
    status Pending
24. 2018-01-11
    status Pending
25. 2018-01-08
    listed $129,000 Active
26. 2018-01-08
    listed $129,000 Active
27. 2016-07-31
    historical
28. 2016-07-31
    historical
29. 2016-07-31
    historical
30. 2016-07-31
    historical
31. 2016-04-16
    listed $69,950 Active
32. 2016-04-16
    status Active
33. 2016-03-02
    historical
34. 2016-03-01
    listed $69,950 Active
35. 2015-08-24
    price $69,950
36. 2015-08-24
    price $69,950
37. 2015-08-21
    listed $139,900 Active
38. 2015-07-30
    listed $139,900 Active

ⓘ 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: $4,221 · $352/mo
• Projected year-2 tax: $4,221 · $352/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 2/10 Low FEMA zone X (unshaded) · 5% 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: $21,609
• − Mortgage interest: −$10,531
• − Property taxes: −$4,221
• − Insurance: −$940
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,469
• Taxable loss: −$3,010
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $802/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

+17.9% since first listed

38 events — show timeline

• 2025-04-30 Sold (Public Records) $165,000 Public Records
• 2024-12-17 Pending — REALCOMP
• 2024-10-21 Pending — REALCOMP
• 2024-10-21 Pending — MiRealSource-MiMLS
• 2024-07-02 Price Changed $188,000 MiRealSource-MiMLS
• 2024-07-01 Price Changed $188,000 REALCOMP
• 2024-07-01 Price Changed $188,000 SW Michigan MLS
• 2024-06-11 Listing Removed — MiRealSource-MiMLS
• 2024-06-11 Listed $220,000 MiRealSource-MiMLS
• 2024-06-11 Listed $220,000 REALCOMP
• 2024-06-11 Listing Removed — REALCOMP
• 2024-05-23 Listed $440,000 MiRealSource-MiMLS
• 2024-05-23 Listed $440,000 REALCOMP
• 2022-12-09 Sold (Public Records) $270,000 Public Records
• 2020-10-30 Sold (Public Records) $103,000 Public Records
• 2018-08-15 Sold (Public Records) $110,000 Public Records
• 2018-07-27 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2018-07-27 Sold (MLS) $110,000 REALCOMP
• 2018-06-18 Pending — MiRealSource-MiMLS
• 2018-06-18 Pending — REALCOMP
• 2018-03-22 Relisted — MiRealSource-MiMLS
• 2018-03-21 Relisted — REALCOMP
• 2018-01-11 Pending — MiRealSource-MiMLS
• 2018-01-11 Pending — REALCOMP
• 2018-01-08 Listed $129,000 MiRealSource-MiMLS
• 2018-01-08 Listed $129,000 REALCOMP
• 2016-07-31 Listing Removed — MiRealSource-MiMLS
• 2016-07-31 Listing Removed — MiRealSource-MiMLS
• 2016-07-31 Listing Removed — REALCOMP
• 2016-07-31 Listing Removed — REALCOMP
• 2016-04-16 Listed $69,950 MiRealSource-MiMLS
• 2016-04-16 Relisted — MiRealSource-MiMLS
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $69,950 MiRealSource-MiMLS
• 2015-08-24 Price Changed $69,950 REALCOMP
• 2015-08-24 Price Changed $69,950 REALCOMP
• 2015-08-21 Listed $139,900 REALCOMP
• 2015-07-30 Listed $139,900 REALCOMP

Property tax history

+10.7%/yr

Latest (2025): $4,221 · +2.8% YoY. Source: county tax records.