3731 Huron Ct · Burtchville, MI 48059

$114,900

2 bd · 1.0 ba · 825 sqft · SingleFamily · 53 Days on market

7,841 sqft lot $139/sqft · 37% below area Est $183k · 37% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

Key facts

• Large back entrance
• 7,841 sq ft lot
• 2 garage spots

Tags

• LARGE BACK ENTRANCE
• DETACHED 2 CAR GARAGE
• CLOSE PROXIMITY TO BEACHES
• CLOSE PROXIMITY TO TWP PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $104k (9.8% below list).
• Recommended offer: $104k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 101 active listings in the ZIP; 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 $794 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 53 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,631 (9.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $182,567
• List price: $114,900
• Delta: -37.06%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3840 Beech St	0.21mi	2/1.0	896 (+9%)	11mo	$144,000	$161	67
3700 Shorewood Rd	0.20mi	2/1.0	920 (+12%)	22mo	$229,500	$249	53
3786 Michigan Dr	0.40mi	3/1.0 (+1)	860 (+4%)	22mo	$172,500	$201	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-12,026
• Equity at exit: $17,132

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,074
• Equity at exit: $9,934

Cash invested: $32,172 (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 48059

• Active inventory: 101
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $104

Break-even live

Break-even rent $905

Max offer price $114,900

Occupancy floor 85%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $114,900 Pending 53 DOM
2. 2026-06-17
   remarks 257-char remark
3. 2026-06-17
   status $114,900 Active 53 DOM
4. 2026-06-13
   statusdays on market $114,900 Pending 53 DOM
5. 2026-06-09
   days on market $114,900 Active 52 DOM
6. 2026-06-08
   days on market $114,900 Active 51 DOM
7. 2026-06-07
   days on market $114,900 Active 50 DOM
8. 2026-06-04
   days on market $114,900 Active 47 DOM
9. 2026-06-03
   days on market $114,900 Active 46 DOM
10. 2026-06-02
    days on market $114,900 Active 45 DOM
11. 2026-06-01
    days on market $114,900 Active 44 DOM
12. 2026-05-31
    days on market $114,900 Active 43 DOM
13. 2026-05-07
    status Active 253-char remark

    Show marketing remark (253 chars)

    Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

14. 2026-05-07
    status Active 253-char remark

    Show marketing remark (253 chars)

    Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

15. 2026-03-31
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

16. 2026-03-31
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

17. 2026-03-12
    listed $125,000 Active 253-char remark

    Show marketing remark (253 chars)

    Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

18. 2026-03-12
    listed $125,000 Active 253-char remark

    Show marketing remark (253 chars)

    Nice home in a great location. This bungalow needs some TLC but has much potential. 2 bedrooms. Large back entrance. Large attic area. There is a detached 2 car garage. Close proximity to beaches and twp park. With a little work, this could be a keeper.

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$499/yr (+$42/mo · 64.8%)

ⓘ 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 4/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,436
• − Mortgage interest: −$6,436
• − Property taxes: −$771
• − Insurance: −$574
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,343
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,411/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 — Burtchville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 15,371

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -133.89%
• Current HPI: 151.0184
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-07 Relisted — REALCOMP
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-03-31 Pending — REALCOMP
• 2026-03-31 Pending — MiRealSource-MiMLS
• 2026-03-12 Listed $125,000 MiRealSource-MiMLS
• 2026-03-12 Listed $125,000 REALCOMP

Property tax history

+0.0%/yr

Latest (2025): $771 · -34.5% YoY. Source: county tax records.