2711 Cherry St · Port Huron, MI 48060

$192,900

5 bd · 1.0 ba · 1,680 sqft · SingleFamily · 39 Days on market

Built 1950 5,227 sqft lot $115/sqft · 11% above area Est $175k · 11% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• ARV discount +2.8/15.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-Bedroom Family Home featuring Fresh Paint throughout, New Carpeting, and New Laminate Flooring. This well-maintained home offers a functional layout with 2 bedrooms on the main level and 3 additional bedrooms upstairs. Enjoy and convenience of First-Floor Laundry, a Separate Kitchen and Dining Room perfect for gatherings and entertaining. Step outside to a large two-tier backyard deck and a backyard Fire-Pit area, perfect for relaxing and hosting family and friends. A 10 x 12 Storage Shed provided additional outdoor storage space. Additional features include a Partial Basement, Blown-In Insulation 2013, Concrete Driveway and a Covered Front Porch. Conveniently located close to Beaches, Parks, Fishing, Schools and Shopping. Plenty of space for a Growing Family.

Key facts

• 5,227 sq ft lot
• Built 1950
• Listed 39 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single-family residence; Two stories; Ground-level entry; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Level lot; Backyard fencing; Paved road access; Yard shed(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: High-speed internet; Partial, unfinished basement
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $177k (8.5% below list).
• Recommended offer: $177k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 39 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 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 $22k; list at $193k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,567 (8.5% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $174,569
• List price: $192,900
• Delta: 10.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2623 Forest St	0.13mi	4/1.0 (-1)	1,685 (+0%)	14mo	$30,000	$18	77
1307 Hancock St	0.31mi	4/1.0 (-1)	1,689 (+0%)	8mo	$199,000	$118	73
2726 Forest St	0.13mi	4/2.0 (-1)	1,574 (-6%)	10mo	$172,000	$109	66
2829 Wright St	0.24mi	5/1.0	1,900 (+13%)	10mo	$150,000	$79	59
2429 Walnut St St	0.26mi	4/1.0 (-1)	1,854 (+10%)	9mo	$107,000	$58	58
2539 Forest St	0.17mi	4/1.5 (-1)	1,578 (-6%)	22mo	$204,000	$129	57
2811 10th Ave	0.35mi	4/1.5 (-1)	1,788 (+6%)	19mo	$158,000	$88	50
2115 Stone St	0.51mi	4/2.5 (-1)	1,752 (+4%)	11mo	$113,000	$64	49
721 Edison Blvd	0.68mi	4/1.5 (-1)	1,632 (-3%)	14mo	$219,000	$134	45
1121 Church St	0.29mi	4/1.0 (-1)	1,434 (-15%)	21mo	$154,900	$108	40
2638 15th Ave	0.67mi	5/2.0	1,846 (+10%)	17mo	$200,000	$108	34
3427 Elk St	0.72mi	4/1.5 (-1)	1,444 (-14%)	10mo	$205,000	$142	28

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-21,450
• Equity at exit: $28,762

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,977
• Equity at exit: $16,678

Cash invested: $54,012 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$166 /mo · $1,989/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $137

Break-even live

Break-even rent $1,592

Max offer price $192,900

Occupancy floor 87%

Sensitivity live

Price	-10% $246	-5% $192	+0% $137	+5% $83	+10% $28
Rent	-10% $-2	-5% $67	+0% $137	+5% $207	+10% $277
Rate	-1.0pp $234	-0.5pp $186	base $137	+0.5pp $87	+1.0pp $36

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $192,900 Active 39 DOM
2. 2026-06-17
   days on market $192,900 Active 38 DOM
3. 2026-06-16
   days on market $192,900 Active 37 DOM
4. 2026-06-15
   days on market $192,900 Active 36 DOM
5. 2026-06-13
   days on market $192,900 Active 34 DOM
6. 2026-06-13
   days on market $192,900 Active 33 DOM
7. 2026-06-09
   days on market $192,900 Active 30 DOM
8. 2026-06-08
   days on market $192,900 Active 29 DOM
9. 2026-06-07
   days on market $192,900 Active 28 DOM
10. 2026-06-04
    days on market $192,900 Active 25 DOM
11. 2026-06-03
    days on market $192,900 Active 24 DOM
12. 2026-06-02
    days on market $192,900 Active 23 DOM
13. 2026-06-01
    days on market $192,900 Active 22 DOM
14. 2026-05-31
    days on market $192,900 Active 21 DOM
15. 2026-05-10
    listed $192,900 Active 781-char remark

    Show marketing remark (781 chars)

    Spacious 5-Bedroom Family Home featuring Fresh Paint throughout, New Carpeting, and New Laminate Flooring. This well-maintained home offers a functional layout with 2 bedrooms on the main level and 3 additional bedrooms upstairs. Enjoy and convenience of First-Floor Laundry, a Separate Kitchen and Dining Room perfect for gatherings and entertaining. Step outside to a large two-tier backyard deck and a backyard Fire-Pit area, perfect for relaxing and hosting family and friends. A 10 x 12 Storage Shed provided additional outdoor storage space. Additional features include a Partial Basement, Blown-In Insulation 2013, Concrete Driveway and a Covered Front Porch. Conveniently located close to Beaches, Parks, Fishing, Schools and Shopping. Plenty of space for a Growing Family.

16. 2026-05-10
    listed $192,900 Active 781-char remark

    Show marketing remark (781 chars)

    Spacious 5-Bedroom Family Home featuring Fresh Paint throughout, New Carpeting, and New Laminate Flooring. This well-maintained home offers a functional layout with 2 bedrooms on the main level and 3 additional bedrooms upstairs. Enjoy and convenience of First-Floor Laundry, a Separate Kitchen and Dining Room perfect for gatherings and entertaining. Step outside to a large two-tier backyard deck and a backyard Fire-Pit area, perfect for relaxing and hosting family and friends. A 10 x 12 Storage Shed provided additional outdoor storage space. Additional features include a Partial Basement, Blown-In Insulation 2013, Concrete Driveway and a Covered Front Porch. Conveniently located close to Beaches, Parks, Fishing, Schools and Shopping. Plenty of space for a Growing Family.

17. 2013-04-12
    soldstatus $22,500

    Show marketing remark (246 chars)

    Great potential for the price! 5 BDR 1 BTH, 2 story home is close to parks, schools & shopping. Home features covered front porch, rear deck, storage shed, living & dining room, ceiling fans, walk in pantry & main level laundry.

18. 2013-03-22
    historical

    Show marketing remark (246 chars)

    Great potential for the price! 5 BDR 1 BTH, 2 story home is close to parks, schools & shopping. Home features covered front porch, rear deck, storage shed, living & dining room, ceiling fans, walk in pantry & main level laundry.

19. 2013-03-11
    listed $24,900

    Show marketing remark (246 chars)

    Great potential for the price! 5 BDR 1 BTH, 2 story home is close to parks, schools & shopping. Home features covered front porch, rear deck, storage shed, living & dining room, ceiling fans, walk in pantry & main level laundry.

20. 2005-08-23
    soldstatus $111,900
21. 2005-08-19
    soldstatus $111,900
22. 2005-08-19
    soldstatus $111,900
23. 2005-08-02
    historical
24. 2005-06-20
    listed $113,900
25. 2005-06-20
    listed $113,900
26. 2004-11-08
    historical
27. 2004-10-18
    listed $113,900

ⓘ 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: $1,989 · $166/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: +$491/yr (+$41/mo · 24.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $21,188
• − Mortgage interest: −$10,805
• − Property taxes: −$1,989
• − Insurance: −$964
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,612
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $2,024/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

+69.4% since first listed

13 events — show timeline

• 2026-05-10 Listed $192,900 REALCOMP
• 2026-05-10 Listed $192,900 MiRealSource-MiMLS
• 2013-04-12 Sold (MLS) $22,500 MiRealSource-MiMLS
• 2013-03-22 Listing Removed — MiRealSource-MiMLS
• 2013-03-11 Listed $24,900 MiRealSource-MiMLS
• 2005-08-23 Sold (Public Records) $111,900 Public Records
• 2005-08-19 Sold (MLS) $111,900 REALCOMP
• 2005-08-19 Sold (MLS) $111,900 MiRealSource-MiMLS
• 2005-08-02 Listing Removed — MiRealSource-MiMLS
• 2005-06-20 Listed $113,900 REALCOMP
• 2005-06-20 Listed $113,900 MiRealSource-MiMLS
• 2004-11-08 Listing Removed — REALCOMP
• 2004-10-18 Listed $113,900 REALCOMP

Property tax history

+4.6%/yr

Latest (2025): $1,989 · +2.9% YoY. Source: county tax records.