3255 Harrington Rd · Port Huron, MI 48060

$125,900

2 bd · 1.0 ba · 665 sqft · SingleFamily · 212 Days on market

9,148 sqft lot $189/sqft · at area comps Est $132k · at est. ↓ 10% since listing

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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 +13.9/30.0
• ARV discount +9.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.5/10.0
• 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

This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

Key facts

• 9,148 sq ft lot
• Garage
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $14 ($170/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 $107k (15.4% below list).
• Recommended offer: $107k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% 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, crime 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.
• Zoned schools: H D Crull Elementary School (math 22% / reading 22%, grade F, #1,035 of 1,397 statewide, top 77%, 358 students, 74% FRL); Central Middle School (math 14% / reading 30%, grade F, #408 of 493 statewide, top 84%, 629 students, 72% FRL); Port Huron High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 1,100 students, 69% FRL) — zoned schools average 72% FRL vs 47% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $870 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 212 days — a 12% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,567 (15.4% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $131,855
• List price: $125,900
• Delta: -4.52%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2520 Spruce St	0.46mi	2/1.0	751 (+13%)	1mo	$139,900	$186	56
2212 Katherine St	0.72mi	2/1.0	648 (-3%)	20mo	$89,900	$139	45
2110 Marchon Dr	0.61mi	2/1.0	740 (+11%)	24mo	$120,000	$162	33

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-18,851
• Equity at exit: $18,772

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-12,559
• Equity at exit: $10,886

Cash invested: $35,252 (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: 224
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $14

Break-even live

Break-even rent $1,048

Max offer price $125,900

Occupancy floor 94%

Sensitivity live

Price	-10% $85	-5% $50	+0% $14	+5% $-21	+10% $-57
Rent	-10% $-70	-5% $-28	+0% $14	+5% $56	+10% $98
Rate	-1.0pp $78	-0.5pp $46	base $14	+0.5pp $-18	+1.0pp $-52

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Taylor St Port Huron, MI	2.0–3.0	1.0–1.5	716	$780	$1.09	0d	1	0.37mi

Listing history 9 events

1. 2026-05-31
   status $125,900 Pending 212 DOM
2. 2026-05-13
   price $129,900 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

3. 2026-05-13
   price $129,900 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

4. 2026-05-05
   price $134,900 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

5. 2026-05-04
   price $134,900 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

6. 2026-03-23
   price $139,900 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

7. 2026-03-23
   price $139,900 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

8. 2025-10-30
   listed $144,900 Active 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

9. 2025-10-30
   listed $144,900 Active 351-char remark

   Show marketing remark (351 chars)

   This Beautiful 2 bedroom 1 bath home sits in a fantastic neighborhood located in Port Huron Township. House is 90% brand new. It would be easier to tell you what wasn't replaced. Brand new kitchen, bathroom, furnace, water heater, all new flooring, plumbing, lights, fans, closets etc. Nice garage & yard ready for barbeques. Very Very Charming.

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$279/yr (+$23/mo · 20.2%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,788
• − Mortgage interest: −$7,052
• − Property taxes: −$1,380
• − Insurance: −$630
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,663
• Taxable loss: −$1,983
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $646/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

• 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

-10.4% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $129,900 REALCOMP
• 2026-05-05 Price Changed $134,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $134,900 REALCOMP
• 2026-03-23 Price Changed $139,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $139,900 REALCOMP
• 2025-10-30 Listed $144,900 REALCOMP
• 2025-10-30 Listed $144,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $1,380 · +8.0% YoY. Source: county tax records.