1124 Pine St · Port Huron, MI 48060

$92,000

3 bd · 2.0 ba · 1,553 sqft · SingleFamily · 25 Days on market

Built 1920 8,276 sqft lot $59/sqft · 33% below area Est $138k · 33% under ↓ 20% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits with this solid classic home offering over 1,500 sq ft of living space and tons of potential. With a little elbow grease and vision, you can restore the charm and character this home has to offer. The functional layout features 3 bedrooms and 2 full baths, including 1 bedroom and a full bath on the main floor. Upstairs offers 2 spacious bedrooms along with an additional full bath. The living and dining rooms showcase impressive 9-foot ceilings, decorative wood beams, and plenty of natural character. The spacious kitchen provides ample room for cooking, gathering, and future updates. Outside, you'll find a maintenance free vinyl sided exterior , large front porch and a covered back porch , large parking area off the street along with a 1-car detached garage accessed from the alley and property ready for someone to make it shine again. Whether you're looking for a primary residence, investment opportunity, or renovation project, this home has great bones and endless possibilities. Subject to probate court approval.

Key facts

• Large front porch
• Classic home
• Functional layout

Tags

• CLASSIC HOME
• FUNCTIONAL LAYOUT
• LARGE FRONT PORCH
• COVERED BACK PORCH
• LARGE PARKING AREA
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation; Vinyl siding construction; Built on two levels
• Exterior features: Covered patio/porch; Deck; Porch; Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating with natural gas; No central cooling
• Interior features: Crawl space basement (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Steam Academy At Woodrow Wilson Elementary (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 207 students, 96% 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 82% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 224 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 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 $636 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,620 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (median comp): $138,231
• List price: $92,000
• Delta: -33.44%
• 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
729 13th St	0.20mi	3/1.5	1,584 (+2%)	2mo	$95,100	$60	83
919 10th St	0.14mi	4/1.5 (+1)	1,662 (+7%)	0mo	$60,000	$36	75
1128 Gillett St	0.13mi	4/2.0 (+1)	1,680 (+8%)	1mo	$135,000	$80	74
1132 Griswold St	0.43mi	4/2.0 (+1)	1,560 (+0%)	2mo	$113,000	$72	73
1133 Chestnut St	0.26mi	3/1.5	1,430 (-8%)	1mo	$180,000	$126	72
1111 Pearl St	0.30mi	4/1.0 (+1)	1,489 (-4%)	1mo	$155,000	$104	69
1226 Young St	0.53mi	3/2.0	1,482 (-5%)	1mo	$170,500	$115	67
1022 17th St	0.41mi	3/1.5	1,453 (-6%)	2mo	$165,000	$114	67
1102 Lapeer Ave	0.21mi	4/1.5 (+1)	1,700 (+10%)	2mo	$180,000	$106	66
1914 Howard St	0.59mi	3/3.5	1,508 (-3%)	2mo	$205,000	$136	60
1203 Oak St	0.47mi	3/1.0	1,344 (-14%)	2mo	$50,100	$37	50
1518 Carleton St	0.65mi	3/1.5	1,372 (-12%)	1mo	$101,000	$74	47

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: 17.6%
• Equity multiple: 1.72×
• Total profit: $18,505
• Equity at exit: $13,717

10-year hold

• IRR: 26.5%
• Equity multiple: 3.40×
• Total profit: $61,847
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$482
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $510

Break-even live

Break-even rent $830

Max offer price $92,000

Occupancy floor 60%

Sensitivity live

Price	-10% $562	-5% $536	+0% $510	+5% $484	+10% $458
Rent	-10% $393	-5% $451	+0% $510	+5% $568	+10% $626
Rate	-1.0pp $556	-0.5pp $533	base $510	+0.5pp $486	+1.0pp $462

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	19d	1	0.21mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	45d	1	0.66mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	45d	1	0.66mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	45d	1	0.67mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.77mi
516 Glenwood Ave Port Huron, MI	3.0	1.5	2000	$1,300	$0.65	26d	1	0.83mi

Listing history 9 events

1. 2026-06-08
   statusdays on market $92,000 Pending 25 DOM

   Show marketing remark (1047 chars)

   Opportunity awaits with this solid classic home offering over 1,500 sq ft of living space and tons of potential. With a little elbow grease and vision, you can restore the charm and character this home has to offer. The functional layout features 3 bedrooms and 2 full baths, including 1 bedroom and a full bath on the main floor. Upstairs offers 2 spacious bedrooms along with an additional full bath. The living and dining rooms showcase impressive 9-foot ceilings, decorative wood beams, and plenty of natural character. The spacious kitchen provides ample room for cooking, gathering, and future updates. Outside, you'll find a maintenance free vinyl sided exterior , large front porch and a covered back porch , large parking area off the street along with a 1-car detached garage accessed from the alley and property ready for someone to make it shine again. Whether you're looking for a primary residence, investment opportunity, or renovation project, this home has great bones and endless possibilities. Subject to probate court approval.

2. 2026-06-07
   days on market $92,000 Active 24 DOM
3. 2026-06-04
   days on market $92,000 Active 21 DOM
4. 2026-06-03
   pricedays on market $92,000 Active 20 DOM

   Show marketing remark (1047 chars)

   Opportunity awaits with this solid classic home offering over 1,500 sq ft of living space and tons of potential. With a little elbow grease and vision, you can restore the charm and character this home has to offer. The functional layout features 3 bedrooms and 2 full baths, including 1 bedroom and a full bath on the main floor. Upstairs offers 2 spacious bedrooms along with an additional full bath. The living and dining rooms showcase impressive 9-foot ceilings, decorative wood beams, and plenty of natural character. The spacious kitchen provides ample room for cooking, gathering, and future updates. Outside, you'll find a maintenance free vinyl sided exterior , large front porch and a covered back porch , large parking area off the street along with a 1-car detached garage accessed from the alley and property ready for someone to make it shine again. Whether you're looking for a primary residence, investment opportunity, or renovation project, this home has great bones and endless possibilities. Subject to probate court approval.

5. 2026-06-02
   days on market $107,500 Active 19 DOM
6. 2026-06-01
   days on market $107,500 Active 18 DOM
7. 2026-05-31
   days on market $107,500 Active 17 DOM
8. 2026-05-13
   listed $115,000 Active 1059-char remark

   Show marketing remark (1047 chars)

   Opportunity awaits with this solid classic home offering over 1,500 sq ft of living space and tons of potential. With a little elbow grease and vision, you can restore the charm and character this home has to offer. The functional layout features 3 bedrooms and 2 full baths, including 1 bedroom and a full bath on the main floor. Upstairs offers 2 spacious bedrooms along with an additional full bath. The living and dining rooms showcase impressive 9-foot ceilings, decorative wood beams, and plenty of natural character. The spacious kitchen provides ample room for cooking, gathering, and future updates. Outside, you'll find a maintenance free vinyl sided exterior , large front porch and a covered back porch , large parking area off the street along with a 1-car detached garage accessed from the alley and property ready for someone to make it shine again. Whether you're looking for a primary residence, investment opportunity, or renovation project, this home has great bones and endless possibilities. Subject to probate court approval.

9. 2026-05-13
   listed $115,000 Active 1047-char remark

   Show marketing remark (1047 chars)

   Opportunity awaits with this solid classic home offering over 1,500 sq ft of living space and tons of potential. With a little elbow grease and vision, you can restore the charm and character this home has to offer. The functional layout features 3 bedrooms and 2 full baths, including 1 bedroom and a full bath on the main floor. Upstairs offers 2 spacious bedrooms along with an additional full bath. The living and dining rooms showcase impressive 9-foot ceilings, decorative wood beams, and plenty of natural character. The spacious kitchen provides ample room for cooking, gathering, and future updates. Outside, you'll find a maintenance free vinyl sided exterior , large front porch and a covered back porch , large parking area off the street along with a 1-car detached garage accessed from the alley and property ready for someone to make it shine again. Whether you're looking for a primary residence, investment opportunity, or renovation project, this home has great bones and endless possibilities. Subject to probate court approval.

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $1,623 · $135/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 · 13 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: $17,708
• − Mortgage interest: −$5,153
• − Property taxes: −$1,623
• − Insurance: −$460
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$2,676
• Taxable income: $4,962
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $4,926/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

-20.0% since first listed

8 events — show timeline

• 2026-06-08 Pending — MiRealSource-MiMLS
• 2026-06-08 Pending — REALCOMP
• 2026-06-03 Price Changed $92,000 MiRealSource-MiMLS
• 2026-06-03 Price Changed $92,000 REALCOMP
• 2026-05-26 Price Changed $107,500 MiRealSource-MiMLS
• 2026-05-26 Price Changed $107,500 REALCOMP
• 2026-05-13 Listed $115,000 REALCOMP
• 2026-05-13 Listed $115,000 MiRealSource-MiMLS

Property tax history

+4.8%/yr

Latest (2025): $1,623 · +2.8% YoY. Source: county tax records.