1708 8th St · Port Huron, MI 48060

$88,500

4 bd · 1.0 ba · 1,279 sqft · SingleFamily · 9 Days on market

Built 1908 3,485 sqft lot Est $159k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home is vacant and easy to show with an appointment with a license realtor. Walking distance to the St. Clair river and downtown Port Huron. This home features 4 bedrooms 2 down and 2 upstairs. This home features a full bathroom and is located on the first floor. This home has a formal dinning room and over 1200 sq. , ft. of living space. This home sits on a Michigan basement and Laundry is located on the first floor. Seller anticipates a quick sale and is ready to negotiate.

Key facts

• Formal dining room
• Michigan basement
• 3,485 sq ft lot

Tags

• FORMAL DINING ROOM
• MICHIGAN BASEMENT
• LAUNDRY ON FIRST FLOOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story layout; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 0.08 acres (approx. 50 x 70)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Has a basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Cap rate 13.7% 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; 2 comparable units currently listed for rent nearby; 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 $612 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $32k; list at $88k implies a 177% 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 $88,500

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: 1.71% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.59%
• DSCR: 2.18
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $158,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Bancroft St	0.18mi	4/1.0	1,209 (-6%)	5mo	$75,000	$62	79
620 Griswold St	0.13mi	4/2.0	1,214 (-5%)	6mo	$150,000	$124	76
1804 12th St	0.35mi	3/1.0 (-1)	1,244 (-3%)	2mo	$170,100	$137	73
825 Minnie St	0.12mi	3/1.0 (-1)	1,140 (-11%)	2mo	$105,000	$92	69
1203 Oak St	0.38mi	3/1.0 (-1)	1,344 (+5%)	2mo	$50,100	$37	68
903 Oak St	0.11mi	3/1.0 (-1)	1,094 (-14%)	0mo	$160,000	$146	65
2417 11th St	0.64mi	3/1.0 (-1)	1,200 (-6%)	1mo	$165,000	$138	54
835 Vanderburgh Pl	0.63mi	3/1.0 (-1)	1,353 (+6%)	2mo	$129,900	$96	54
911 9th St St	0.58mi	3/1.0 (-1)	1,360 (+6%)	5mo	$123,470	$91	54
1133 Chestnut St	0.42mi	3/1.5 (-1)	1,430 (+12%)	1mo	$180,000	$126	53
1325 Division St	0.51mi	3/2.0 (-1)	1,200 (-6%)	6mo	$159,900	$133	52
1726 17th St	0.74mi	3/1.0 (-1)	1,156 (-10%)	4mo	$68,000	$59	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: 21.2%
• Equity multiple: 1.87×
• Total profit: $21,609
• Equity at exit: $13,196

10-year hold

• IRR: 29.7%
• Equity multiple: 3.74×
• Total profit: $67,904
• Equity at exit: $7,652

Cash invested: $24,780 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $549

Break-even live

Break-even rent $817

Max offer price $88,500

Occupancy floor 59%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.63mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.21mi

Listing history 8 events

1. 2026-06-18
   days on market $88,500 Active 9 DOM
2. 2026-06-17
   days on market $88,500 Active 8 DOM
3. 2026-06-16
   days on market $88,500 Active 7 DOM
4. 2026-06-15
   days on market $88,500 Active 6 DOM
5. 2026-06-13
   days on market $88,500 Active 4 DOM
6. 2026-06-13
   days on market $88,500 Active 3 DOM
7. 2026-06-10
   remarks 485-char remark
8. 2026-06-10
   listed $88,500 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $18,140
• − Mortgage interest: −$4,957
• − Property taxes: −$1,730
• − Insurance: −$442
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,575
• Taxable income: $5,534
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $5,261/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

+153.6% since first listed

13 events — show timeline

• 2026-06-09 Listed $88,500 REALCOMP
• 2026-06-09 Listed $88,500 MiRealSource-MiMLS
• 2004-09-17 Listed $34,900 REALCOMP
• 2004-09-17 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2004-09-17 Sold (MLS) $32,000 REALCOMP
• 2004-09-09 Listing Removed — REALCOMP
• 2004-09-01 Listed $34,900 REALCOMP
• 2004-09-01 Listing Removed — MiRealSource-MiMLS
• 2004-08-15 Listing Removed — REALCOMP
• 2004-06-15 Listed $34,900 REALCOMP
• 2004-03-19 Listing Removed — REALCOMP
• 2004-03-11 Listed $58,900 REALCOMP
• 2004-03-11 Listed $34,900 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $1,730 · +10.0% YoY. Source: county tax records.