1128 Gillett St · Port Huron, MI 48060

$139,900

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 47 Days on market

Built 1908 6,534 sqft lot Est $180k · 22% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• 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

Nestled at 1128 Gillett ST, Port Huron, MI, this single-family residence offers a unique opportunity to own a piece of American history. This home features four bedrooms, providing space for a variety of living arrangements. Consider the possibilities of each room, from a peaceful sleeping space to a vibrant hobby room. With two bathrooms, mornings can be more efficient, and evenings more relaxing, as the home provides practical amenities for daily living. Constructed in 1908, this residence stands as a testament to enduring craftsmanship. This property offers a chance to create a comfortable home environment.

Key facts

• 6,534 sq ft lot
• Built 1908
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 25d 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 33% 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 $967 of loan paydown is wiped out by about $4k 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 47 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $179,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Gillett St	0.00mi	4/2.0	1,680 (0%)	1mo	$135,000	$80	99
1102 Lapeer Ave	0.09mi	4/1.5	1,700 (+1%)	1mo	$180,000	$106	91
919 10th St	0.17mi	4/1.5	1,662 (-1%)	0mo	$60,000	$36	88
1324 Pine St	0.20mi	3/2.0 (-1)	1,800 (+7%)	1mo	$215,000	$119	73
1111 Pearl St	0.17mi	4/1.0	1,489 (-11%)	1mo	$155,000	$104	68
1132 Griswold St	0.56mi	4/2.0	1,560 (-7%)	2mo	$113,000	$72	60
1226 Young St	0.40mi	3/2.0 (-1)	1,482 (-12%)	1mo	$170,500	$115	56
1133 Chestnut St	0.40mi	3/1.5 (-1)	1,430 (-15%)	1mo	$180,000	$126	49
1022 17th St	0.43mi	3/1.5 (-1)	1,453 (-14%)	2mo	$165,000	$114	49
1822 Wall St	0.56mi	3/2.0 (-1)	1,876 (+12%)	1mo	$199,900	$107	49
1127 Minnie St	0.73mi	4/2.0	1,870 (+11%)	2mo	$175,000	$94	46
1914 Howard St	0.58mi	3/3.5 (-1)	1,508 (-10%)	2mo	$205,000	$136	44

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-6,450
• Equity at exit: $20,860

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $17,873
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $240

Break-even live

Break-even rent $1,171

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• 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	0.17mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.64mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	24d	1	0.73mi

Listing history 27 events

1. 2026-04-20
   status Pending 617-char remark

   Show marketing remark (617 chars)

   Nestled at 1128 Gillett ST, Port Huron, MI, this single-family residence offers a unique opportunity to own a piece of American history. This home features four bedrooms, providing space for a variety of living arrangements. Consider the possibilities of each room, from a peaceful sleeping space to a vibrant hobby room. With two bathrooms, mornings can be more efficient, and evenings more relaxing, as the home provides practical amenities for daily living. Constructed in 1908, this residence stands as a testament to enduring craftsmanship. This property offers a chance to create a comfortable home environment.

2. 2026-04-20
   status Pending

   Show marketing remark (617 chars)

   Nestled at 1128 Gillett ST, Port Huron, MI, this single-family residence offers a unique opportunity to own a piece of American history. This home features four bedrooms, providing space for a variety of living arrangements. Consider the possibilities of each room, from a peaceful sleeping space to a vibrant hobby room. With two bathrooms, mornings can be more efficient, and evenings more relaxing, as the home provides practical amenities for daily living. Constructed in 1908, this residence stands as a testament to enduring craftsmanship. This property offers a chance to create a comfortable home environment.

3. 2026-03-02
   listed $139,900 Active 617-char remark

   Show marketing remark (617 chars)

   Nestled at 1128 Gillett ST, Port Huron, MI, this single-family residence offers a unique opportunity to own a piece of American history. This home features four bedrooms, providing space for a variety of living arrangements. Consider the possibilities of each room, from a peaceful sleeping space to a vibrant hobby room. With two bathrooms, mornings can be more efficient, and evenings more relaxing, as the home provides practical amenities for daily living. Constructed in 1908, this residence stands as a testament to enduring craftsmanship. This property offers a chance to create a comfortable home environment.

4. 2026-03-02
   listed $139,900 Active

   Show marketing remark (617 chars)

   Nestled at 1128 Gillett ST, Port Huron, MI, this single-family residence offers a unique opportunity to own a piece of American history. This home features four bedrooms, providing space for a variety of living arrangements. Consider the possibilities of each room, from a peaceful sleeping space to a vibrant hobby room. With two bathrooms, mornings can be more efficient, and evenings more relaxing, as the home provides practical amenities for daily living. Constructed in 1908, this residence stands as a testament to enduring craftsmanship. This property offers a chance to create a comfortable home environment.

5. 2025-11-24
   historical
6. 2025-11-11
   price $139,900
7. 2025-11-11
   price $139,900
8. 2025-09-18
   price $149,900
9. 2025-09-18
   price $149,900
10. 2025-09-06
    listed $155,000 Active
11. 2025-09-05
    listed $155,000 Active
12. 2020-10-20
    soldstatus $124,000
13. 2020-10-06
    soldstatus $124,000 Sold
14. 2020-10-06
    soldstatus $124,000 Closed
15. 2020-08-19
    status Pending
16. 2020-08-19
    status Pending
17. 2020-08-10
    status Active
18. 2020-08-10
    status Active
19. 2020-08-05
    status Pending
20. 2020-08-05
    status Pending
21. 2020-08-02
    listed $119,900 Active
22. 2020-08-02
    listed $119,900 Active
23. 2001-11-13
    soldstatus $43,000
24. 2001-11-13
    soldstatus $43,000
25. 2001-11-08
    historical
26. 2001-10-25
    listed $43,000
27. 2001-10-25
    listed $43,000

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,877 · $156/mo
• Expected delta: +$277/yr (+$23/mo · 17.3%)

ⓘ 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: $17,707
• − Mortgage interest: −$7,837
• − Property taxes: −$1,600
• − Insurance: −$700
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,070
• Taxable income: $668
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,725/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

+225.3% since first listed

27 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-03-02 Listed $139,900 REALCOMP
• 2026-03-02 Listed $139,900 MiRealSource-MiMLS
• 2025-11-24 Listing Removed — MiRealSource-MiMLS
• 2025-11-11 Price Changed $139,900 MiRealSource-MiMLS
• 2025-11-11 Price Changed $139,900 REALCOMP
• 2025-09-18 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-18 Price Changed $149,900 REALCOMP
• 2025-09-06 Listed $155,000 REALCOMP
• 2025-09-05 Listed $155,000 MiRealSource-MiMLS
• 2020-10-20 Sold (Public Records) $124,000 Public Records
• 2020-10-06 Sold (MLS) $124,000 MiRealSource-MiMLS
• 2020-10-06 Sold (MLS) $124,000 REALCOMP
• 2020-08-19 Pending — MiRealSource-MiMLS
• 2020-08-19 Pending — REALCOMP
• 2020-08-10 Relisted — MiRealSource-MiMLS
• 2020-08-10 Relisted — REALCOMP
• 2020-08-05 Pending — MiRealSource-MiMLS
• 2020-08-05 Pending — REALCOMP
• 2020-08-02 Listed $119,900 MiRealSource-MiMLS
• 2020-08-02 Listed $119,900 REALCOMP
• 2001-11-13 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2001-11-13 Sold (MLS) $43,000 REALCOMP
• 2001-11-08 Listing Removed — MiRealSource-MiMLS
• 2001-10-25 Listed $43,000 MiRealSource-MiMLS
• 2001-10-25 Listed $43,000 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $1,600 · +2.8% YoY. Source: county tax records.