2420 Howden St · Muskegon Heights, MI 49444

$34,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 54 Days on market

Built 1925 6,098 sqft lot ↓ 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

Key facts

• Convenient access
• Solid layout
• 6,098 sq ft lot

Tags

• SOLID LAYOUT
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-one-half story
• Construction: Wood siding exterior; Slab foundation
• Exterior features: Lot approximately 0.14 acres; Lot dimensions listed as 6,229

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.8% vs local median 8.4% in Muskegon Heights — 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 61/100 on livability (#574 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Market conditions: 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $235 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 3.69% ✓
• Cap rate: 32.79%
• Cash-on-cash: 94.63%
• DSCR: 5.21
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Manz St	0.23mi	3/1.5	1,412 (-7%)	3mo	$154,760	$110	74
2200 Peck St	0.48mi	3/1.0	1,556 (+3%)	4mo	$160,000	$103	66
2100 Reynolds St	0.43mi	3/1.0	1,430 (-5%)	6mo	$161,000	$113	62
2615 Wood St	0.26mi	4/2.0 (+1)	1,710 (+13%)	7mo	$49,500	$29	55
1953 Jiroch St	0.68mi	2/1.0 (-1)	1,565 (+4%)	3mo	$57,000	$36	51
2918 Mason Blvd	0.61mi	3/1.5	1,344 (-11%)	0mo	$159,900	$119	51
1980 Dyson St	0.69mi	4/1.0 (+1)	1,605 (+6%)	0mo	$178,000	$111	48
2019 Leahy St	0.54mi	4/1.0 (+1)	1,370 (-9%)	3mo	$133,000	$97	48
2626 Leahy St	0.33mi	2/1.0 (-1)	1,288 (-15%)	6mo	$50,000	$39	46
2616 7th St	0.74mi	3/2.0	1,370 (-9%)	7mo	$168,000	$123	44
2520 Sanford St	0.46mi	2/1.0 (-1)	1,714 (+13%)	8mo	$100,000	$58	41
1968 Leahy St	0.63mi	3/1.0	1,292 (-15%)	7mo	$140,000	$108	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.5%
• Equity multiple: 5.45×
• Total profit: $42,329
• Equity at exit: $5,070

10-year hold

• IRR: 98.2%
• Equity multiple: 11.35×
• Total profit: $98,523
• Equity at exit: $2,940

Cash invested: $9,520 (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 49444

• Active inventory: 237
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $751

Break-even live

Break-even rent $306

Max offer price $34,000

Occupancy floor 35%

Sensitivity live

Price	-10% $770	-5% $760	+0% $751	+5% $741	+10% $732
Rent	-10% $652	-5% $701	+0% $751	+5% $800	+10% $850
Rate	-1.0pp $768	-0.5pp $759	base $751	+0.5pp $742	+1.0pp $733

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	22d	1	1.09mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	1.24mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	22d	1	1.43mi

Listing history 15 events

1. 2026-06-03
   status $34,000 Pending 54 DOM
2. 2026-06-02
   days on market $34,000 Active 54 DOM
3. 2026-06-01
   days on market $34,000 Active 53 DOM
4. 2026-05-31
   days on market $34,000 Active 52 DOM
5. 2026-05-30
   days on market $34,000 Active 51 DOM
6. 2026-05-07
   price $34,000 350-char remark

   Show marketing remark (350 chars)

   3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

7. 2026-05-06
   price $34,000
8. 2026-04-29
   price $36,000 350-char remark

   Show marketing remark (350 chars)

   3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

9. 2026-04-29
   price $36,000

   Show marketing remark (350 chars)

   3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

10. 2026-04-22
    price $38,000 350-char remark

    Show marketing remark (350 chars)

    3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

11. 2026-04-22
    price $38,000

    Show marketing remark (350 chars)

    3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

12. 2026-04-15
    price $40,000 350-char remark

    Show marketing remark (350 chars)

    3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

13. 2026-04-15
    price $40,000

    Show marketing remark (350 chars)

    3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

14. 2026-04-09
    listed $45,000 Active

    Show marketing remark (350 chars)

    3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

15. 2026-04-09
    listed $45,000 Active 350-char remark

    Show marketing remark (350 chars)

    3-bedroom, 2-bath home with 1,512 sq ft offers great potential for buyers or investors. Spacious living and dining areas provide a solid layout, ready for updates and personal touches. Ideal for those looking to add value or create their dream home. Located with convenient access to local amenities. Don't miss this opportunity. Property sold AS-IS.

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,070
• − Mortgage interest: −$1,905
• − Property taxes: −$587
• − Insurance: −$170
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$989
• Taxable income: $9,009
• Est. tax owed @ 24.0%: −$2,162
• After-tax cash flow: $6,847/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)

No district data.

Livability — Muskegon Heights

• Score: 61/100
• State rank: #574
• US rank: #18269

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon Heights, MI
• County: Muskegon County · 107,917 people
• Metro: Muskegon, MI
• Population (ZIP): 26,372
• Household income: $53,054
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 930.0

Population outlook (Muskegon County) Hauer SSP2

• Today (2025): 174,032 people
• By 2030: 173,365 · -0.4%
• By 2040: 168,877 · -3.0%
• By 2050: 160,306 · -7.9%
• By 2075: 134,426 · -22.8%
• By 2100: 98,836 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 31% Two or more races 6% Hispanic / Latino 4% Native American 1%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Muskegon

• 2024 margin: Toss-up / Even · D 48.4% · R 50.2% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: 29.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.6 2016: D+0.9 2012: D+17.8 2008: D+29.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.02%
• Current HPI: 209.2698
• Rent YoY: —
• Metro: Muskegon, 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

-24.4% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $34,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $34,000 REALCOMP
• 2026-04-29 Price Changed $36,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $36,000 REALCOMP
• 2026-04-22 Price Changed $38,000 MiRealSource-MiMLS
• 2026-04-22 Price Changed $38,000 REALCOMP
• 2026-04-15 Price Changed $40,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $40,000 REALCOMP
• 2026-04-09 Listed $45,000 REALCOMP
• 2026-04-09 Listed $45,000 MiRealSource-MiMLS

Property tax history

-5.5%/yr

Latest (2025): $587 · +2.8% YoY. Source: county tax records.