919 10th St · Port Huron, MI 48060

$69,000

4 bd · 1.5 ba · 1,662 sqft · SingleFamily · 131 Days on market

Built 1913 5,227 sqft lot $42/sqft · 50% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

Key facts

• 2way stairs
• Living room
• Family room

Tags

• WALK IN STAIRWAY
• FAMILY ROOM
• LIVING ROOM
• GREAT ROOM
• FIREPLACE
• 2WAY STAIRS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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 $28k; list at $69k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $66/mo; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.16% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.04%
• DSCR: 2.78
• GRM: 3.9

CMA / ARV

• ARV (median comp): $138,680
• List price: $69,000
• Delta: -50.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 10th St	0.00mi	4/1.5	1,662 (0%)	0mo	$60,000	$36	100
1128 Gillett St	0.17mi	4/2.0	1,680 (+1%)	1mo	$135,000	$80	88
1102 Lapeer Ave	0.19mi	4/1.5	1,700 (+2%)	1mo	$180,000	$106	86
1111 Pearl St	0.28mi	4/1.0	1,489 (-10%)	1mo	$155,000	$104	67
1324 Pine St	0.29mi	3/2.0 (-1)	1,800 (+8%)	1mo	$215,000	$119	65
1132 Griswold St	0.49mi	4/2.0	1,560 (-6%)	2mo	$113,000	$72	63
1133 Chestnut St	0.34mi	3/1.5 (-1)	1,430 (-14%)	1mo	$180,000	$126	55
1226 Young St	0.53mi	3/2.0 (-1)	1,482 (-11%)	1mo	$170,500	$115	50
1022 17th St	0.54mi	3/1.5 (-1)	1,453 (-13%)	2mo	$165,000	$114	47
1127 Minnie St	0.65mi	4/2.0	1,870 (+12%)	2mo	$175,000	$94	45
1822 Wall St	0.67mi	3/2.0 (-1)	1,876 (+13%)	1mo	$199,900	$107	40
1914 Howard St	0.72mi	3/3.5 (-1)	1,508 (-9%)	2mo	$205,000	$136	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: 32.5%
• Equity multiple: 2.38×
• Total profit: $26,661
• Equity at exit: $10,288

10-year hold

• IRR: 39.9%
• Equity multiple: 4.87×
• Total profit: $74,862
• Equity at exit: $5,966

Cash invested: $19,320 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $578

Break-even live

Break-even rent $762

Max offer price $69,000

Occupancy floor 56%

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: $17,250
• Closing costs: $2,070
• 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	18d	1	0.05mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.66mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	24d	1	0.68mi

Listing history 36 events

1. 2026-06-09
   days on market $69,000 Active 131 DOM
2. 2026-06-08
   days on market $69,000 Active 130 DOM
3. 2026-06-07
   days on market $69,000 Active 129 DOM
4. 2026-06-04
   days on market $69,000 Active 126 DOM
5. 2026-06-03
   days on market $69,000 Active 125 DOM
6. 2026-06-02
   days on market $69,000 Active 124 DOM
7. 2026-06-01
   days on market $69,000 Active 123 DOM
8. 2026-05-31
   days on market $69,000 Active 122 DOM
9. 2026-05-20
   price $69,000 279-char remark

   Show marketing remark (279 chars)

   HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

10. 2026-05-19
    price $69,000 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

11. 2026-05-01
    price $69,900 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

12. 2026-04-30
    price $69,900 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

13. 2026-03-21
    price $75,000 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

14. 2026-03-20
    price $75,000 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

15. 2026-02-19
    price $57,000 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

16. 2026-02-18
    price $57,000 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

17. 2026-01-29
    listed $69,000 Active 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

18. 2026-01-29
    listed $69,000 Active 279-char remark

    Show marketing remark (279 chars)

    HUGE HOME! CASH ONLY. 4 BEDROOMS. 1.5 BATH. GREAT SIZE FAMILY HOME OR INVESMENT PROPERTY. WOULD BE A GREAT RENTAL OR FLIP. BEAUITFUL WALK IN STAIRWAY, HUGE FAMILY AND LIVING ROOM AND GREAT ROOM WITH FIREPLACE. 2WAY STAIRS FOR CONVENIENCE. SHED IN BACK. 2 EXTERIOR DOOR ENTRANCES!

19. 2026-01-23
    soldstatus $27,500 Closed
20. 2026-01-23
    soldstatus $27,500 Closed
21. 2026-01-16
    status Pending
22. 2026-01-16
    status Pending
23. 2025-12-15
    listed $60,000 Active
24. 2025-12-15
    listed $60,000 Active
25. 2011-11-28
    soldstatus $7,050
26. 2011-11-17
    historical
27. 2011-11-05
    historical
28. 2011-11-04
    listed $7,000
29. 2011-08-31
    listed $9,900
30. 2011-04-06
    historical
31. 2011-01-24
    listed $13,900
32. 2010-10-19
    soldstatus $4,350
33. 2010-10-19
    soldstatus $4,350
34. 2010-10-18
    historical
35. 2010-07-09
    listed $19,900
36. 2010-07-09
    listed $19,900

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 7/10 Severe FEMA zone X (unshaded) · 77% 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: $17,920
• − Mortgage interest: −$3,865
• − Property taxes: −$1,735
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,007
• Taxable income: $6,303
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,425/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

+246.7% since first listed

28 events — show timeline

• 2026-05-20 Price Changed $69,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $69,000 REALCOMP
• 2026-05-01 Price Changed $69,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $69,900 REALCOMP
• 2026-03-21 Price Changed $75,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $75,000 REALCOMP
• 2026-02-19 Price Changed $57,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $57,000 REALCOMP
• 2026-01-29 Listed $69,000 REALCOMP
• 2026-01-29 Listed $69,000 MiRealSource-MiMLS
• 2026-01-23 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2026-01-23 Sold (MLS) $27,500 REALCOMP
• 2026-01-16 Pending — MiRealSource-MiMLS
• 2026-01-16 Pending — REALCOMP
• 2025-12-15 Listed $60,000 MiRealSource-MiMLS
• 2025-12-15 Listed $60,000 REALCOMP
• 2011-11-28 Sold (MLS) $7,050 MiRealSource-MiMLS
• 2011-11-17 Listing Removed — MiRealSource-MiMLS
• 2011-11-05 Listing Removed — MiRealSource-MiMLS
• 2011-11-04 Listed $7,000 MiRealSource-MiMLS
• 2011-08-31 Listed $9,900 MiRealSource-MiMLS
• 2011-04-06 Listing Removed — MiRealSource-MiMLS
• 2011-01-24 Listed $13,900 MiRealSource-MiMLS
• 2010-10-19 Sold (MLS) $4,350 MiRealSource-MiMLS
• 2010-10-19 Sold (MLS) $4,350 REALCOMP
• 2010-10-18 Listing Removed — MiRealSource-MiMLS
• 2010-07-09 Listed $19,900 MiRealSource-MiMLS
• 2010-07-09 Listed $19,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $1,735 · -5.3% YoY. Source: county tax records.