1532 Poplar St · Port Huron, MI 48060

$69,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 56 Days on market

Built 1902 5,227 sqft lot $55/sqft · 55% below area ↓ 13% since listing

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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

Investor Special! This home features a double corner lot close to the expressway, restaurants, shopping and hospital. 2 car attached garage, 3 bedrooms and 1 bath, Home is in need of TLC and sold as is

Key facts

• Close to hospital
• Close to restaurants
• Double corner lot

Tags

• DOUBLE CORNER LOT
• CLOSE TO EXPRESSWAY
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO HOSPITAL

Property features AI

Finance

• Other: Located in FORT GRATIOT MILITARY RESERVATION SUB subdivision; Corner lot dimensions approximately 50 x 100 (0.12 acres)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Block basement crawl space
• Exterior features: Front porch; City lot on a corner; Paved road frontage

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Total of 3 rooms (includes bedroom count within total rooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Gas water heater; Dishwasher; Oven; Refrigerator; Range; Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $558 ($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: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 56 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1902 — 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: 1.96% ✓
• Cap rate: 16.00%
• Cash-on-cash: 34.68%
• DSCR: 2.54
• GRM: 4.3

CMA / ARV

• ARV (median comp): $153,993
• List price: $69,000
• Delta: -55.19%
• 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
1523 Elk St	0.03mi	3/2.0	1,240 (-1%)	2mo	$175,000	$141	92
1507 Elk St	0.05mi	3/1.0	1,118 (-10%)	3mo	$205,000	$183	78
1691 Mcbrady St	0.44mi	3/2.0	1,254 (+0%)	7mo	$200,000	$159	69
923 Stone St	0.49mi	3/1.0	1,255 (+1%)	10mo	$123,000	$98	68
1409 Kearney St	0.31mi	2/1.0 (-1)	1,101 (-12%)	0mo	$105,000	$95	61
822 Saint Clair St	0.60mi	3/1.5	1,204 (-4%)	7mo	$165,000	$137	58
1819 Riverside Dr	0.51mi	2/2.0 (-1)	1,200 (-4%)	5mo	$430,000	$358	57
717 Superior St	0.72mi	3/1.0	1,212 (-3%)	9mo	$30,000	$25	54
2115 Willow St	0.46mi	3/1.0	1,106 (-11%)	9mo	$146,000	$132	52
713 Rawlins St	0.53mi	3/1.0	1,082 (-13%)	6mo	$160,000	$148	48
819 Stone St	0.57mi	4/1.0 (+1)	1,140 (-9%)	8mo	$99,900	$88	47
2401 Walnut St	0.66mi	4/1.0 (+1)	1,373 (+10%)	5mo	$165,000	$120	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: 30.9%
• Equity multiple: 2.31×
• Total profit: $25,258
• Equity at exit: $10,288

10-year hold

• IRR: 38.5%
• Equity multiple: 4.70×
• Total profit: $71,419
• 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: 4.3×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$362
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $558

Break-even live

Break-even rent $644

Max offer price $69,000

Occupancy floor 54%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.53mi
145 Rural St Unit 145 Port Huron, MI	2.0	1.5	950	$1,190	$1.25	24d	1	0.88mi
2622 Maple St Port Huron, MI	2.0	1.0	1200	$1,050	$0.88	44d	1	0.88mi
1820 Kern St Port Huron, MI	2.0	1.0	950	$1,000	$1.05	24d	1	0.93mi
2849 15th Ave Port Huron, MI	1.0–2.0	1.0	1140	$1,995	$1.75	2d	4	1.05mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	44d	1	1.09mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	44d	1	1.09mi
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	44d	1	1.09mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	44d	1	1.09mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	1.13mi
619 Taylor St Port Huron, MI	2.0–3.0	1.0–1.5	716	$900	$1.26	2d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $69,000 Active 56 DOM
2. 2026-06-17
   days on market $69,000 Active 55 DOM
3. 2026-06-16
   days on market $69,000 Active 54 DOM
4. 2026-06-15
   days on market $69,000 Active 53 DOM
5. 2026-06-13
   days on market $69,000 Active 51 DOM
6. 2026-06-13
   days on market $69,000 Active 50 DOM
7. 2026-06-09
   days on market $69,000 Active 47 DOM
8. 2026-06-08
   days on market $69,000 Active 46 DOM
9. 2026-06-07
   days on market $69,000 Active 45 DOM
10. 2026-06-04
    days on market $69,000 Active 42 DOM
11. 2026-06-03
    days on market $69,000 Active 41 DOM
12. 2026-06-02
    days on market $69,000 Active 40 DOM
13. 2026-06-01
    days on market $69,000 Active 39 DOM
14. 2026-05-31
    days on market $69,000 Active 38 DOM
15. 2026-05-01
    status Active 201-char remark

    Show marketing remark (201 chars)

    Investor Special! This home features a double corner lot close to the expressway, restaurants, shopping and hospital. 2 car attached garage, 3 bedrooms and 1 bath, Home is in need of TLC and sold as is

16. 2026-05-01
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Investor Special! This home features a double corner lot close to the expressway, restaurants, shopping and hospital. 2 car attached garage, 3 bedrooms and 1 bath, Home is in need of TLC and sold as is

17. 2026-04-23
    listed $79,000 Active 201-char remark

    Show marketing remark (201 chars)

    Investor Special! This home features a double corner lot close to the expressway, restaurants, shopping and hospital. 2 car attached garage, 3 bedrooms and 1 bath, Home is in need of TLC and sold as is

18. 2026-04-23
    listed $79,000 Active 201-char remark

    Show marketing remark (201 chars)

    Investor Special! This home features a double corner lot close to the expressway, restaurants, shopping and hospital. 2 car attached garage, 3 bedrooms and 1 bath, Home is in need of TLC and sold as is

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,421 · $118/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $16,214
• − Mortgage interest: −$3,865
• − Property taxes: −$1,421
• − Insurance: −$345
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,007
• Taxable income: $5,981
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $5,265/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

-12.7% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $69,000 MiRealSource-MiMLS
• 2026-05-20 Price Changed $69,000 REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-23 Listed $79,000 REALCOMP
• 2026-04-23 Listed $79,000 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $1,421 · +2.9% YoY. Source: county tax records.