7247 Timber Trl · Port Hope, MI 48468

$144,900

3 bd · 2.0 ba · 1,795 sqft · SingleFamily · 107 Days on market

Built 2004 0.32 ac lot $81/sqft · 51% below area

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This three bedroom, two full bath home sits directly across the street from Lighthouse County Park on beautiful Lake Huron. Enjoy easy access to everything the park has to offer including RV camping, rustic cabins, hiking trails, boating, and swimming. Imagine stepping outside and being just moments from the shoreline, park, and the iconic Port Hope lighthouse. This well-maintained home offers comfortable living and is easy to maintain, making it a great option for a year round residence, weekend getaway, or investment opportunity. There is room for storage in the garage. Call today for a private showing.

Key facts

• 0.32 acre lot
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (21.4% below list).
• Recommended offer: $114k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#571 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D, schools F.
• North Huron School District (rural): math 25% / reading 40% proficiency, ranked #502 of 760 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 67 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.9% local appreciation)).
• Huron County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,936 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 D 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $295,328
• List price: $144,900
• Delta: -50.94%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7166 Lighthouse Rd	0.28mi	3/3.0	2,015 (+12%)	12mo	$445,000	$221	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.65×
• Total profit: $26,384
• Equity at exit: $81,496

10-year hold

• IRR: 11.6%
• Equity multiple: 3.11×
• Total profit: $85,675
• Equity at exit: $140,143

Cash invested: $40,572 (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 48468

• Home prices YoY: 2.6%
• Active inventory: 12
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-101

Break-even live

Break-even rent $1,268

Max offer price $130,246

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-51	+0% $-101	+5% $-151	+10% $-201
Rent	-10% $-191	-5% $-146	+0% $-101	+5% $-56	+10% $-11
Rate	-1.0pp $-28	-0.5pp $-64	base $-101	+0.5pp $-139	+1.0pp $-177

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $144,900 Active 107 DOM
2. 2026-06-18
   days on market $144,900 Active 105 DOM
3. 2026-06-17
   days on market $144,900 Active 104 DOM
4. 2026-06-16
   days on market $144,900 Active 103 DOM
5. 2026-06-15
   days on market $144,900 Active 102 DOM
6. 2026-06-13
   days on market $144,900 Active 100 DOM
7. 2026-06-12
   days on market $144,900 Active 99 DOM
8. 2026-06-09
   days on market $144,900 Active 96 DOM
9. 2026-06-09
   price $144,900 Active 95 DOM
10. 2026-06-08
    days on market $154,900 Active 95 DOM
11. 2026-06-07
    days on market $154,900 Active 94 DOM
12. 2026-06-05
    days on market $154,900 Active 92 DOM
13. 2026-06-04
    days on market $154,900 Active 90 DOM
14. 2026-06-02
    days on market $154,900 Active 89 DOM
15. 2026-06-01
    days on market $154,900 Active 88 DOM
16. 2026-05-31
    days on market $154,900 Active 87 DOM
17. 2026-05-31
    days on market $154,900 Active 86 DOM
18. 2026-04-23
    price $154,900 612-char remark

    Show marketing remark (612 chars)

    This three bedroom, two full bath home sits directly across the street from Lighthouse County Park on beautiful Lake Huron. Enjoy easy access to everything the park has to offer including RV camping, rustic cabins, hiking trails, boating, and swimming. Imagine stepping outside and being just moments from the shoreline, park, and the iconic Port Hope lighthouse. This well-maintained home offers comfortable living and is easy to maintain, making it a great option for a year round residence, weekend getaway, or investment opportunity. There is room for storage in the garage. Call today for a private showing.

19. 2026-04-23
    price $154,900 612-char remark

    Show marketing remark (612 chars)

    This three bedroom, two full bath home sits directly across the street from Lighthouse County Park on beautiful Lake Huron. Enjoy easy access to everything the park has to offer including RV camping, rustic cabins, hiking trails, boating, and swimming. Imagine stepping outside and being just moments from the shoreline, park, and the iconic Port Hope lighthouse. This well-maintained home offers comfortable living and is easy to maintain, making it a great option for a year round residence, weekend getaway, or investment opportunity. There is room for storage in the garage. Call today for a private showing.

20. 2026-03-05
    listed $155,900 Active 612-char remark

    Show marketing remark (612 chars)

    This three bedroom, two full bath home sits directly across the street from Lighthouse County Park on beautiful Lake Huron. Enjoy easy access to everything the park has to offer including RV camping, rustic cabins, hiking trails, boating, and swimming. Imagine stepping outside and being just moments from the shoreline, park, and the iconic Port Hope lighthouse. This well-maintained home offers comfortable living and is easy to maintain, making it a great option for a year round residence, weekend getaway, or investment opportunity. There is room for storage in the garage. Call today for a private showing.

21. 2026-03-05
    listed $155,900 Active 612-char remark

    Show marketing remark (612 chars)

    This three bedroom, two full bath home sits directly across the street from Lighthouse County Park on beautiful Lake Huron. Enjoy easy access to everything the park has to offer including RV camping, rustic cabins, hiking trails, boating, and swimming. Imagine stepping outside and being just moments from the shoreline, park, and the iconic Port Hope lighthouse. This well-maintained home offers comfortable living and is easy to maintain, making it a great option for a year round residence, weekend getaway, or investment opportunity. There is room for storage in the garage. Call today for a private showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°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: $13,672
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$4,215
• Taxable loss: −$3,745
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $-316/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: North Huron School District
• NCES district ID: 2625780
• Math proficiency: 25% ▲ 2.00%
• Reading proficiency: 40% ▲ 11.00%
• Median HH income: $39,222
• Composite: 29.95/100
• National rank: #11659
• State rank: #502 of 760 in MI

Livability — Port Hope

• Score: 61/100
• State rank: #571
• US rank: #18146

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,324

Population outlook (Huron County) Hauer SSP2

• Today (2025): 29,325 people
• By 2030: 27,810 · -5.2%
• By 2040: 24,571 · -16.2%
• By 2050: 21,573 · -26.4%
• By 2075: 16,120 · -45.0%
• By 2100: 11,097 · -62.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Native American 2% Two or more races 1%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+40.6) · D 29.1% · R 69.7% · Other 1.2%
• 2008→2024 swing: -40.2pp toward R · 2008: -0.4pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+39.3 2016: R+38.2 2012: R+14.8 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.93%
• Current HPI: 192.1558
• Rent YoY: —
• Metro: —
• 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

-0.6% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $154,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $154,900 REALCOMP
• 2026-03-05 Listed $155,900 REALCOMP
• 2026-03-05 Listed $155,900 MiRealSource-MiMLS

Property tax history

-22.4%/yr

Latest (2025): $14 · -94.0% YoY. Source: county tax records.