39200 Harbor · Huron, MI 48164

$27,900

3 bd · 2.0 ba · 1,288 sqft · SingleFamily · 188 Days on market

Built 1992 Fair condition 4,356 sqft lot $22/sqft · 85% below area ↓ 26% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie's and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity - schedule your showing today.

Key facts

• Formal dining room
• Walk-in closet
• Spacious kitchen

Tags

• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• GENEROUS COUNTERSPACE
• FORMAL DINING ROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $25k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Huron School District (suburban): math 37% / reading 46% proficiency, ranked #154 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $193 of loan paydown is wiped out by about $837 of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 5.49% ✓
• Cap rate: 50.07%
• Cash-on-cash: 156.35%
• DSCR: 7.96
• GRM: 1.5

CMA / ARV

• ARV (median comp): $184,879
• List price: $27,900
• Delta: -84.91%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23755 Clark Rd	0.21mi	3/2.0	1,480 (+15%)	7mo	$183,000	$124	60

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: —
• Equity multiple: 8.19×
• Total profit: $56,137
• Equity at exit: $4,160

10-year hold

• IRR: —
• Equity multiple: 17.28×
• Total profit: $127,166
• Equity at exit: $2,412

Cash invested: $7,812 (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 48164

• Active inventory: 74
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $951

Break-even live

Break-even rent $328

Max offer price $27,900

Occupancy floor 33%

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $27,900 Active 188 DOM
2. 2026-06-17
   days on market $27,900 Active 187 DOM
3. 2026-06-16
   days on market $27,900 Active 186 DOM
4. 2026-06-15
   pricedays on market $27,900 Active 185 DOM
5. 2026-06-13
   days on market $34,900 Active 183 DOM
6. 2026-06-09
   days on market $34,900 Active 179 DOM
7. 2026-06-08
   days on market $34,900 Active 178 DOM
8. 2026-06-07
   days on market $34,900 Active 177 DOM
9. 2026-06-04
   days on market $34,900 Active 174 DOM
10. 2026-06-03
    days on market $34,900 Active 173 DOM
11. 2026-06-02
    days on market $34,900 Active 172 DOM
12. 2026-06-01
    days on market $34,900 Active 171 DOM
13. 2026-05-31
    days on market $34,900 Active 170 DOM
14. 2026-05-06
    price $34,900 978-char remark

    Show marketing remark (988 chars)

    Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie’s and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity—schedule your showing today.

15. 2026-05-06
    price $34,900 988-char remark

    Show marketing remark (988 chars)

    Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie’s and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity—schedule your showing today.

16. 2026-03-10
    price $39,900 978-char remark

    Show marketing remark (978 chars)

    Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie's and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity - schedule your showing today.

17. 2026-03-09
    price $39,900 988-char remark

    Show marketing remark (988 chars)

    Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie’s and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity—schedule your showing today.

18. 2025-12-12
    listed $46,900 Active 978-char remark

    Show marketing remark (988 chars)

    Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie’s and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity—schedule your showing today.

19. 2025-12-12
    listed $46,900 Active 988-char remark

    Show marketing remark (988 chars)

    Nice three-bedroom home in the Swan Creek community offering comfortable living and an attractive, open layout. The large living room flows seamlessly into the spacious kitchen, which features abundant cabinetry and generous counterspace. Adjacent to the kitchen, the formal dining room provides an excellent setting for everyday meals or gatherings. The primary bedroom includes a substantial walk-in closet and an en suite bath complete with a large soaker tub and a separate shower. The two additional bedrooms share a second full bath, making the floor plan practical for a variety of living arrangements. All appliances are included, offering added convenience. Outside, the large powered shed with full lighting delivers valuable extra storage or workspace. Lot rent is $678 a month. Located near Apple Charlie’s and offering quick access to the freeway, this home provides both convenience and value. Do not miss this affordable opportunity—schedule your showing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,390
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$937
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$812
• Taxable income: $11,717
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $8,604/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and updates to improve its condition and value. Fresh paint, updated countertops, and landscaping would significantly enhance its appeal.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior walls — Some discoloration
• Minor kitchen cabinets — Some discoloration
• Minor bathroom fixtures — Standard fixtures, dated design

Value-add opportunities

• Resale paint interior walls — Fresh paint enhances curb appeal
• Resale replace kitchen countertops — Modern countertops improve functionality and aesthetics
• Resale update bathrooms — Modernized bathrooms attract more buyers
• Both landscaping — Improved landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior walls · Some discoloration	Minor	$500–3,000
kitchen cabinets · Some discoloration	Minor	$500–3,000
bathroom fixtures · Standard fixtures, dated design	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint enhances curb appeal ↑
• Resale replace kitchen countertops — Modern countertops improve functionality and aesthetics ↑
• Resale update bathrooms — Modernized bathrooms attract more buyers ↑
• Both landscaping — Improved landscaping enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huron School District
• NCES district ID: 2618930
• Math proficiency: 37% ▼ -8.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $71,810
• Composite: 37.79/100
• National rank: #4340
• State rank: #154 of 540 in MI

Livability — Huron

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

Census & demographics

• Population (ZIP): 9,577

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 10% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 15% Lithuanian 3% Scandinavian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.33%
• Current HPI: 210.658
• 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

-25.6% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $34,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $34,900 REALCOMP
• 2026-03-10 Price Changed $39,900 MiRealSource-MiMLS
• 2026-03-09 Price Changed $39,900 REALCOMP
• 2025-12-12 Listed $46,900 REALCOMP
• 2025-12-12 Listed $46,900 MiRealSource-MiMLS