1109 Rawlins St · Port Huron, MI 48060

$112,500

4 bd · 1.0 ba · 1,090 sqft · SingleFamily · 71 Days on market

Built 1913 2,178 sqft lot $103/sqft · 15% below area Est $132k · 15% 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 +15.3/30.0
• ARV discount +14.1/15.0
• 1% rule +7.2/10.0
• DSCR +4.7/10.0
• 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

Welcome to this 4bedroom, 1 bathroom home in the heart of Port Huron. Conveniently located near local schools, shopping, and all that Port Huron has to offer, this home is a great opportunity for homeowners or investors alike. Whether you're looking for space, value, or potential, this property delivers! The four bedrooms provide flexibility for families, guests, or a home office.

Key facts

• 2,178 sq ft lot
• Built 1913
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $40 ($486/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 18d 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 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 $778 of loan paydown is wiped out by about $3k 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 71 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.22% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 6.8

CMA / ARV

• ARV (median comp): $131,854
• List price: $112,500
• Delta: -14.68%
• 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
713 Rawlins St	0.20mi	3/1.0 (-1)	1,082 (-1%)	6mo	$160,000	$148	80
711 Stanton St	0.22mi	4/1.5	1,035 (-5%)	5mo	$148,000	$143	75
1507 Elk St	0.41mi	3/1.0 (-1)	1,118 (+3%)	3mo	$205,000	$183	69
1123 Wells St	0.46mi	3/1.0 (-1)	1,100 (+1%)	6mo	$47,000	$43	67
1434 Nelson St	0.56mi	3/1.0 (-1)	1,120 (+3%)	6mo	$139,900	$125	59
1227 Young St	0.42mi	3/1.0 (-1)	1,012 (-7%)	7mo	$135,000	$133	58
113 Runnels St	0.72mi	3/1.0 (-1)	1,138 (+4%)	2mo	$65,000	$57	52
1503 Elk St	0.40mi	3/1.0 (-1)	952 (-13%)	6mo	$162,000	$170	50
1523 Elk St	0.44mi	3/2.0 (-1)	1,240 (+14%)	2mo	$175,000	$141	46
1216 Lapeer Ave	0.63mi	3/1.0 (-1)	1,222 (+12%)	6mo	$129,000	$106	40
1213 Gillett St. St	0.68mi	4/2.0	1,232 (+13%)	5mo	$185,000	$150	38
1649 Whipple St	0.67mi	3/1.0 (-1)	950 (-13%)	6mo	$159,900	$168	37

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-14,621
• Equity at exit: $16,774

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-5,150
• Equity at exit: $9,727

Cash invested: $31,500 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$405 /mo · $4,863/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $40

Break-even live

Break-even rent $1,319

Max offer price $112,500

Occupancy floor 92%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	0.04mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	0.65mi
619 Taylor St Port Huron, MI	2.0–3.0	1.0–1.5	716	$900	$1.26	1d	1	1.33mi

Listing history 31 events

1. 2026-06-18
   days on market $112,500 Active 71 DOM
2. 2026-06-17
   days on market $112,500 Active 70 DOM
3. 2026-06-16
   days on market $112,500 Active 69 DOM
4. 2026-06-15
   days on market $112,500 Active 68 DOM
5. 2026-06-13
   days on market $112,500 Active 66 DOM
6. 2026-06-13
   days on market $112,500 Active 65 DOM
7. 2026-06-09
   days on market $112,500 Active 62 DOM
8. 2026-06-08
   days on market $112,500 Active 61 DOM
9. 2026-06-07
   days on market $112,500 Active 60 DOM
10. 2026-06-04
    days on market $112,500 Active 57 DOM
11. 2026-06-03
    days on market $112,500 Active 56 DOM
12. 2026-06-02
    days on market $112,500 Active 55 DOM
13. 2026-06-01
    days on market $112,500 Active 54 DOM
14. 2026-06-01
    price $112,500 Active 53 DOM
15. 2026-05-31
    days on market $115,000 Active 53 DOM
16. 2026-05-17
    price $115,000 383-char remark

    Show marketing remark (383 chars)

    Welcome to this 4bedroom, 1 bathroom home in the heart of Port Huron. Conveniently located near local schools, shopping, and all that Port Huron has to offer, this home is a great opportunity for homeowners or investors alike. Whether you're looking for space, value, or potential, this property delivers! The four bedrooms provide flexibility for families, guests, or a home office.

17. 2026-05-16
    price $115,000 383-char remark

    Show marketing remark (383 chars)

    Welcome to this 4bedroom, 1 bathroom home in the heart of Port Huron. Conveniently located near local schools, shopping, and all that Port Huron has to offer, this home is a great opportunity for homeowners or investors alike. Whether you're looking for space, value, or potential, this property delivers! The four bedrooms provide flexibility for families, guests, or a home office.

18. 2026-04-08
    listed $120,000 Active 383-char remark

    Show marketing remark (383 chars)

    Welcome to this 4bedroom, 1 bathroom home in the heart of Port Huron. Conveniently located near local schools, shopping, and all that Port Huron has to offer, this home is a great opportunity for homeowners or investors alike. Whether you're looking for space, value, or potential, this property delivers! The four bedrooms provide flexibility for families, guests, or a home office.

19. 2026-04-08
    listed $120,000 Active 383-char remark

    Show marketing remark (383 chars)

    Welcome to this 4bedroom, 1 bathroom home in the heart of Port Huron. Conveniently located near local schools, shopping, and all that Port Huron has to offer, this home is a great opportunity for homeowners or investors alike. Whether you're looking for space, value, or potential, this property delivers! The four bedrooms provide flexibility for families, guests, or a home office.

20. 2022-06-17
    soldstatus $80,000
21. 2022-06-17
    soldstatus $80,000 Closed
22. 2022-04-09
    status Pending
23. 2022-03-11
    status Back on Market
24. 2022-03-06
    historical Accepting Backup Offers
25. 2022-03-04
    price $89,900
26. 2022-02-14
    listed $97,900 Active
27. 2022-02-09
    historical $97,900
28. 2022-02-09
    listed $89,900
29. 2012-12-20
    soldstatus $7,100
30. 2012-12-12
    historical
31. 2012-11-06
    listed $9,900

ⓘ 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: $4,863 · $405/mo
• Projected year-2 tax: $4,863 · $405/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 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: $16,444
• − Mortgage interest: −$6,302
• − Property taxes: −$4,863
• − Insurance: −$562
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,273
• Taxable loss: −$1,187
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $771/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

+1061.6% since first listed

16 events — show timeline

• 2026-05-17 Price Changed $115,000 MiRealSource-MiMLS
• 2026-05-16 Price Changed $115,000 REALCOMP
• 2026-04-08 Listed $120,000 REALCOMP
• 2026-04-08 Listed $120,000 MiRealSource-MiMLS
• 2022-06-17 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2022-06-17 Sold (MLS) $80,000 REALCOMP
• 2022-04-09 Pending — MiRealSource-MiMLS
• 2022-03-11 Relisted — MiRealSource-MiMLS
• 2022-03-06 Contingent — MiRealSource-MiMLS
• 2022-03-04 Price Changed $89,900 MiRealSource-MiMLS
• 2022-02-14 Listed $97,900 MiRealSource-MiMLS
• 2022-02-09 Coming Soon $97,900 MiRealSource-MiMLS
• 2022-02-09 Listed $89,900 REALCOMP
• 2012-12-20 Sold (MLS) $7,100 MiRealSource-MiMLS
• 2012-12-12 Listing Removed — MiRealSource-MiMLS
• 2012-11-06 Listed $9,900 MiRealSource-MiMLS

Property tax history

+14.4%/yr

Latest (2025): $4,863 · +26.9% YoY. Source: county tax records.