428 Orchard Ave · Muskegon, MI 49442

$118,000

4 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 106 Days on market

Built 1920 0.25 ac lot Est $139k · 15% under

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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 +14.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

Key facts

• Fresh paint
• New flooring
• Full basement

Tags

• NEW FLOORING
• FRESH PAINT
• WIRED IN FIRE DETECTORS
• ORIGINAL HARDWOOD FLOORS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 space)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1920
• Construction: Aluminum siding; Shingle roof
• Exterior features: Public water; Quarter-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.6% in Muskegon — 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 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 9 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).
• This rent runs 39% of the median local income ($49k/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 $816 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 28y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $118k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $107,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.34% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $139,347
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 E Isabella Ave	0.37mi	4/1.0	1,204 (+1%)	1mo	$175,000	$145	80
613 Orchard Ave	0.23mi	3/1.0 (-1)	1,185 (-0%)	6mo	$22,500	$19	78
700 Oak Ave	0.35mi	3/1.0 (-1)	1,140 (-4%)	5mo	$75,000	$66	68
459 Ada Ave	0.30mi	4/2.0	1,307 (+10%)	2mo	$141,900	$109	64
694 Orchard Ave	0.34mi	3/1.0 (-1)	1,280 (+8%)	6mo	$170,000	$133	62
1080 Kenneth St	0.44mi	4/1.0	1,322 (+11%)	3mo	$155,000	$117	58
644 Wesley Ave	0.41mi	3/1.0 (-1)	1,038 (-13%)	1mo	$183,900	$177	54
846 Catherine Ave	0.66mi	4/1.0	1,308 (+10%)	1mo	$73,000	$56	52
257 Catherine Ave	0.58mi	3/1.0 (-1)	1,311 (+10%)	3mo	$108,000	$82	49
601 Jackson Ave	0.48mi	3/2.0 (-1)	1,333 (+12%)	5mo	$283,900	$213	44
748 Marquette Ave	0.69mi	3/1.0 (-1)	1,040 (-13%)	3mo	$115,000	$111	39
1138 Sanford St	0.71mi	3/2.0 (-1)	1,364 (+14%)	2mo	$215,000	$158	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.63×
• Total profit: $20,863
• Equity at exit: $17,594

10-year hold

• IRR: 27.0%
• Equity multiple: 3.93×
• Total profit: $96,788
• Equity at exit: $10,202

Cash invested: $33,040 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$619
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $497

Break-even live

Break-even rent $947

Max offer price $118,000

Occupancy floor 63%

Sensitivity live

Price	-10% $564	-5% $531	+0% $497	+5% $464	+10% $431
Rent	-10% $373	-5% $435	+0% $497	+5% $560	+10% $622
Rate	-1.0pp $557	-0.5pp $527	base $497	+0.5pp $467	+1.0pp $436

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	0.15mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.15mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.19mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.26mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.47mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	21d	1	0.79mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	21d	1	0.88mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.92mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.33mi

Listing history 50 events

1. 2026-06-19
   days on market $118,000 Active 106 DOM
2. 2026-06-18
   days on market $118,000 Active 105 DOM
3. 2026-06-17
   days on market $118,000 Active 104 DOM
4. 2026-06-16
   days on market $118,000 Active 103 DOM
5. 2026-06-15
   days on market $118,000 Active 102 DOM
6. 2026-06-14
   days on market $118,000 Active 100 DOM
7. 2026-06-13
   days on market $118,000 Active 99 DOM
8. 2026-06-10
   days on market $118,000 Active 97 DOM
9. 2026-06-09
   days on market $118,000 Active 96 DOM
10. 2026-06-08
    days on market $118,000 Active 95 DOM
11. 2026-06-07
    days on market $118,000 Active 94 DOM
12. 2026-06-05
    days on market $118,000 Active 91 DOM
13. 2026-06-03
    days on market $118,000 Active 90 DOM
14. 2026-06-02
    days on market $118,000 Active 89 DOM
15. 2026-06-01
    days on market $118,000 Active 88 DOM
16. 2026-05-31
    days on market $118,000 Active 87 DOM
17. 2026-05-30
    days on market $118,000 Active 86 DOM
18. 2026-05-03
    price $118,000 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

19. 2026-05-02
    price $118,000 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

20. 2026-05-02
    price $118,000

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

21. 2026-05-01
    status Active 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

22. 2026-05-01
    status Active 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

23. 2026-05-01
    status Active

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

24. 2026-04-18
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

25. 2026-04-18
    status Pending 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

26. 2026-04-18
    status Pending

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

27. 2026-03-31
    price $114,000 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

28. 2026-03-31
    price $114,000 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

29. 2026-03-31
    price $114,000

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

30. 2026-02-19
    listed $130,000 Active 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

31. 2026-02-19
    listed $130,000 Active 675-char remark

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

32. 2026-02-19
    listed $130,000 Active

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

33. 2026-02-19
    historical

    Show marketing remark (675 chars)

    Great rental or flip opportunity for the price. Includes extra 60' x 33' lot next door. This 3-bedroom, 1-bath home offers fantastic space. New flooring in kitchen, hallway and main floor bedroom. fresh paint on all the walls, ceilings and trim. New wired in fire detectors. Original hardwood floors run through the main space. Downstairs, a full basement provides ample storage or room to expand your living space. With its classic features and generous layout, this home is ready for someone to make it truly shine. Includes extra 60' x 33' lot next door that is Parcel # 24-205-045-0014-00. Extra lot is measured 60' north of the curb. Buyer will remove fence at his cost.

34. 2026-02-18
    historical
35. 2025-11-19
    listed $135,000 Active
36. 2025-11-19
    listed $135,000 Active
37. 2025-10-31
    historical
38. 2025-10-05
    status Active
39. 2025-10-05
    status Active
40. 2025-09-26
    status Pending
41. 2025-09-26
    status Pending
42. 2025-09-26
    historical
43. 2025-09-17
    status Active
44. 2025-09-17
    status Active
45. 2025-09-01
    status Pending
46. 2025-09-01
    status Pending
47. 2025-08-09
    price $135,000
48. 2025-08-09
    status Active
49. 2025-08-09
    price $135,000
50. 2025-08-08
    status Active

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$430/yr (+$36/mo · 44.9%)

ⓘ 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 ≥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: $18,912
• − Mortgage interest: −$6,610
• − Property taxes: −$957
• − Insurance: −$590
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,433
• Taxable income: $4,296
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,937/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: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 of 540 in MI

Livability — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• 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

+218.9% since first listed

47 events — show timeline

• 2026-05-03 Price Changed $118,000 MiRealSource-MiMLS
• 2026-05-02 Price Changed $118,000 REALCOMP
• 2026-05-02 Price Changed $118,000 SW Michigan MLS
• 2026-05-01 Relisted — REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-05-01 Relisted — SW Michigan MLS
• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — REALCOMP
• 2026-04-18 Pending — SW Michigan MLS
• 2026-03-31 Price Changed $114,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $114,000 REALCOMP
• 2026-03-31 Price Changed $114,000 SW Michigan MLS
• 2026-02-19 Listed $130,000 SW Michigan MLS
• 2026-02-19 Listed $130,000 REALCOMP
• 2026-02-19 Listed $130,000 MiRealSource-MiMLS
• 2026-02-19 Listing Removed — MiRealSource-MiMLS
• 2026-02-18 Listing Removed — REALCOMP
• 2025-11-19 Listed $135,000 REALCOMP
• 2025-11-19 Listed $135,000 MiRealSource-MiMLS
• 2025-10-31 Listing Removed — MiRealSource-MiMLS
• 2025-10-05 Relisted — REALCOMP
• 2025-10-05 Relisted — MiRealSource-MiMLS
• 2025-09-26 Pending — MiRealSource-MiMLS
• 2025-09-26 Pending — REALCOMP
• 2025-09-26 Listing Removed — REALCOMP
• 2025-09-17 Relisted — REALCOMP
• 2025-09-17 Relisted — MiRealSource-MiMLS
• 2025-09-01 Pending — MiRealSource-MiMLS
• 2025-09-01 Pending — REALCOMP
• 2025-08-09 Price Changed $135,000 MiRealSource-MiMLS
• 2025-08-09 Relisted — REALCOMP
• 2025-08-09 Price Changed $135,000 REALCOMP
• 2025-08-08 Relisted — MiRealSource-MiMLS
• 2025-08-08 Price Changed $135,000 SW Michigan MLS
• 2025-07-29 Pending — MiRealSource-MiMLS
• 2025-07-29 Pending — REALCOMP
• 2025-05-30 Listed $145,000 REALCOMP
• 2025-05-30 Listed $145,000 MiRealSource-MiMLS
• 2020-08-26 Sold (Public Records) $48,000 Public Records
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2007-01-26 Sold (Public Records) $46,000 Public Records
• 2004-09-17 Sold (Public Records) $39,400 Public Records
• 2004-08-06 Listed $17,000 SW Michigan MLS
• 2004-08-06 Listed $17,000 REALCOMP
• 1999-05-12 Listing Removed — REALCOMP
• 1998-11-12 Listed $37,000 REALCOMP
• 1998-11-12 Listed $37,000 SW Michigan MLS

Property tax history

+1.2%/yr

Latest (2025): $957 · +19.4% YoY. Source: county tax records.