1821 Pine St · Port Huron, MI 48060

$95,000

2 bd · 1.0 ba · 1,023 sqft · SingleFamily · 1 Days on market

Built 1908 0.27 ac lot Est $141k · 33% 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 +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.5/10.0
• 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 unique property is conveniently located near local amenities, schools, and parks, and provides easy access to the heart of Port Huron. Whether you are an investor looking to flip or a homeowner with a vision for your next project, 1821 Pine St. presents an outstanding opportunity to build equity and create a space that fits your needs and tastes. Do not miss your chance to capitalize on the potential of this home and make it your own! Schedule a showing today and explore the possibilities.

Key facts

• 0.27 acre lot
• Garage
• Built 1908

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 7.8% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.26% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $141,174
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1821 Pine St	0.00mi	2/1.0	1,023 (0%)	0mo	$60,000	$59	100
741 17th St	0.16mi	2/1.0	924 (-10%)	0mo	$135,000	$146	76
1503 Wall St	0.25mi	3/1.5 (+1)	930 (-9%)	0mo	$128,000	$138	66
1312 11th St	0.65mi	3/1.0 (+1)	1,008 (-2%)	3mo	$72,500	$72	60
1424 14th St	0.50mi	2/1.0	1,124 (+10%)	1mo	$155,000	$138	60
1504 18th St	0.40mi	2/1.0	900 (-12%)	3mo	$118,000	$131	59
2213 Bancroft St	0.72mi	2/1.0	984 (-4%)	2mo	$152,500	$155	58
1517 Gordon St	0.55mi	2/1.0	906 (-11%)	2mo	$135,000	$149	54
2210 Griswold St	0.51mi	3/1.0 (+1)	1,136 (+11%)	1mo	$184,000	$162	52
2506 Division St	0.71mi	3/1.0 (+1)	1,085 (+6%)	1mo	$140,000	$129	51
113 Runnels St	0.72mi	3/1.0 (+1)	1,138 (+11%)	2mo	$65,000	$57	41
1909 Minnie St	0.62mi	3/1.0 (+1)	875 (-14%)	2mo	$150,000	$171	40

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-6,747
• Equity at exit: $14,165

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $7,706
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$498
• Tax from tax record: −$284 /mo · $3,402/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $122

Break-even live

Break-even rent $1,040

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 Lapeer Ave Unit 2 Port Huron, MI	2.0	1.0	800	$875	$1.09	44d	1	0.32mi
937 Howard St Port Huron, MI	3.0	1.0	1080	$1,500	$1.39	18d	1	0.69mi
1820 Kern St Port Huron, MI	2.0	1.0	950	$1,000	$1.05	24d	1	0.74mi
145 Rural St Unit 145 Port Huron, MI	2.0	1.5	950	$1,190	$1.25	24d	1	0.77mi
619 Taylor St Port Huron, MI	2.0–3.0	1.0–1.5	716	$780	$1.09	2d	1	0.83mi
909 Stone St Unit 1 Port Huron, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.05mi
512 Quay St Port Huron, MI	1.0	1.0	1054	$1,700	$1.61	44d	1	1.10mi
508 Quay St Unit 3 Port Huron, MI	1.0	1.0	840	$2,500	$2.98	44d	1	1.10mi
218 Huron Ave Unit 303 Port Huron, MI	2.0	2.0	1239	$1,600	$1.29	44d	1	1.15mi
218 Huron Ave Apt 204 Port Huron, MI	2.0	2.0	1086	$1,700	$1.57	44d	1	1.15mi
208 Huron Ave Unit 202-2B Port Huron, MI	2.0	2.0	1096	$1,600	$1.46	44d	1	1.15mi
415 Griswold St Unit 3 Port Huron, MI	1.0	1.0	700	$875	$1.25	17d	1	1.17mi
2008 Military St #18 Port Huron, MI	2.0	1.0	750	$1,250	$1.67	18d	1	1.28mi

Listing history 10 events

1. 2025-01-21
   status Pending

   Show marketing remark (499 chars)

   This unique property is conveniently located near local amenities, schools, and parks, and provides easy access to the heart of Port Huron. Whether you are an investor looking to flip or a homeowner with a vision for your next project, 1821 Pine St. presents an outstanding opportunity to build equity and create a space that fits your needs and tastes. Do not miss your chance to capitalize on the potential of this home and make it your own! Schedule a showing today and explore the possibilities.

2. 2025-01-21
   status Pending 499-char remark

   Show marketing remark (499 chars)

   This unique property is conveniently located near local amenities, schools, and parks, and provides easy access to the heart of Port Huron. Whether you are an investor looking to flip or a homeowner with a vision for your next project, 1821 Pine St. presents an outstanding opportunity to build equity and create a space that fits your needs and tastes. Do not miss your chance to capitalize on the potential of this home and make it your own! Schedule a showing today and explore the possibilities.

3. 2025-01-21
   listed $95,000 Active

   Show marketing remark (499 chars)

   This unique property is conveniently located near local amenities, schools, and parks, and provides easy access to the heart of Port Huron. Whether you are an investor looking to flip or a homeowner with a vision for your next project, 1821 Pine St. presents an outstanding opportunity to build equity and create a space that fits your needs and tastes. Do not miss your chance to capitalize on the potential of this home and make it your own! Schedule a showing today and explore the possibilities.

4. 2025-01-20
   listed $95,000 Active 499-char remark

   Show marketing remark (499 chars)

   This unique property is conveniently located near local amenities, schools, and parks, and provides easy access to the heart of Port Huron. Whether you are an investor looking to flip or a homeowner with a vision for your next project, 1821 Pine St. presents an outstanding opportunity to build equity and create a space that fits your needs and tastes. Do not miss your chance to capitalize on the potential of this home and make it your own! Schedule a showing today and explore the possibilities.

5. 2003-03-25
   soldstatus $75,000
6. 2002-11-16
   listed $84,900
7. 2002-07-30
   historical
8. 2002-01-25
   listed $92,500
9. 1999-06-30
   soldstatus $86,000
10. 1999-02-27
    listed $85,900

ⓘ 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: $3,402 · $284/mo
• Projected year-2 tax: $3,402 · $284/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,334
• − Mortgage interest: −$5,321
• − Property taxes: −$3,402
• − Insurance: −$475
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,764
• Taxable income: $78
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $1,449/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

+10.6% since first listed

10 events — show timeline

• 2025-01-21 Pending — REALCOMP
• 2025-01-21 Pending — MiRealSource-MiMLS
• 2025-01-21 Listed $95,000 REALCOMP
• 2025-01-20 Listed $95,000 MiRealSource-MiMLS
• 2003-03-25 Sold (MLS) $75,000 REALCOMP
• 2002-11-16 Listed $84,900 REALCOMP
• 2002-07-30 Listing Removed — REALCOMP
• 2002-01-25 Listed $92,500 REALCOMP
• 1999-06-30 Sold (MLS) $86,000 REALCOMP
• 1999-02-27 Listed $85,900 REALCOMP

Property tax history

+14.9%/yr

Latest (2023): $3,402 · +59.6% YoY. Source: county tax records.