2304 Howden St · Muskegon Heights, MI 49444

$74,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 70 Days on market

Built 1910 6,229 sqft lot Est $82k · 9% 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 +27.2/30.0
• ARV discount +11.5/15.0
• DSCR +9.4/10.0
• 1% rule +7.8/10.0
• 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

Affordable opportunity in Muskegon! This well-maintained home has previously served as a rental property, making it a great option for investors or owner-occupants alike. Offering strong potential for cash flow or a budget-friendly primary residence, this property features [insert bed/bath count] and a functional layout. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your portfolio or purchase your first home, this is a fantastic value you won't want to miss!

Key facts

• 6,229 sq ft lot
• Built 1910
• Listed 69 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1910
• Construction: Aluminum siding; Composition roof
• Exterior features: 0.14 acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 1 full bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Screens on windows; 4 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

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; 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 11y 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 $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.28% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $82,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2237 Wood St	0.10mi	2/1.5	974 (+5%)	4mo	$99,900	$103	81
2233 Mcilwraith St	0.23mi	2/1.0	994 (+8%)	5mo	$112,000	$113	72
2425 Wood St	0.20mi	2/1.5	1,035 (+12%)	3mo	$10,100	$10	66
2618 Hoyt St	0.42mi	3/1.0 (+1)	878 (-5%)	1mo	$74,900	$85	66
2304 Dyson St	0.38mi	3/1.0 (+1)	864 (-6%)	3mo	$49,000	$57	64
1956 Wood St	0.48mi	2/1.0	1,008 (+9%)	5mo	$71,000	$70	58
1775 Mcilwraith St	0.72mi	2/1.0	960 (+4%)	6mo	$92,000	$96	55
1915 Terrace St	0.51mi	2/1.0	828 (-10%)	7mo	$93,000	$112	53
1969 Hoyt St	0.46mi	3/1.0 (+1)	1,040 (+13%)	0mo	$92,500	$89	52
2513 5th St	0.66mi	3/1.0 (+1)	980 (+6%)	4mo	$50,000	$51	51
2833 Hoyt St	0.74mi	2/1.0	848 (-8%)	4mo	$90,000	$106	49
2818 Riordan St	0.69mi	2/1.0	792 (-14%)	4mo	$33,500	$42	41

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,475
• Equity at exit: $11,168

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $18,899
• Equity at exit: $6,476

Cash invested: $20,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $960 high
• Mortgage (P&I): −$393
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $213

Break-even live

Break-even rent $690

Max offer price $74,900

Occupancy floor 73%

Sensitivity live

Price	-10% $256	-5% $234	+0% $213	+5% $192	+10% $171
Rent	-10% $137	-5% $175	+0% $213	+5% $251	+10% $289
Rate	-1.0pp $251	-0.5pp $232	base $213	+0.5pp $194	+1.0pp $174

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	0.58mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.62mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.62mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	0.76mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	0.95mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	1.26mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	1.37mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	1.40mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.44mi

Listing history 50 events

1. 2026-06-19
   days on market $74,900 Active 70 DOM
2. 2026-06-18
   days on market $74,900 Active 69 DOM
3. 2026-06-17
   days on market $74,900 Active 68 DOM
4. 2026-06-16
   days on market $74,900 Active 67 DOM
5. 2026-06-15
   days on market $74,900 Active 66 DOM
6. 2026-06-14
   days on market $74,900 Active 64 DOM
7. 2026-06-13
   days on market $74,900 Active 63 DOM
8. 2026-06-10
   days on market $74,900 Active 61 DOM
9. 2026-06-09
   days on market $74,900 Active 60 DOM
10. 2026-06-08
    days on market $74,900 Active 59 DOM
11. 2026-06-07
    days on market $74,900 Active 58 DOM
12. 2026-06-02
    days on market $74,900 Active 53 DOM
13. 2026-06-01
    days on market $74,900 Active 52 DOM
14. 2026-05-31
    days on market $74,900 Active 51 DOM
15. 2026-05-30
    days on market $74,900 Active 50 DOM
16. 2026-04-15
    historical $800
17. 2026-04-10
    listed $74,900 Active 521-char remark

    Show marketing remark (521 chars)

    Affordable opportunity in Muskegon! This well-maintained home has previously served as a rental property, making it a great option for investors or owner-occupants alike. Offering strong potential for cash flow or a budget-friendly primary residence, this property features [insert bed/bath count] and a functional layout. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your portfolio or purchase your first home, this is a fantastic value you won't want to miss!

18. 2026-04-10
    listed $74,900 Active 521-char remark

    Show marketing remark (521 chars)

    Affordable opportunity in Muskegon! This well-maintained home has previously served as a rental property, making it a great option for investors or owner-occupants alike. Offering strong potential for cash flow or a budget-friendly primary residence, this property features [insert bed/bath count] and a functional layout. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your portfolio or purchase your first home, this is a fantastic value you won't want to miss!

19. 2026-04-10
    listed $74,900 Active

    Show marketing remark (521 chars)

    Affordable opportunity in Muskegon! This well-maintained home has previously served as a rental property, making it a great option for investors or owner-occupants alike. Offering strong potential for cash flow or a budget-friendly primary residence, this property features [insert bed/bath count] and a functional layout. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your portfolio or purchase your first home, this is a fantastic value you won't want to miss!

20. 2026-04-08
    listed $800
21. 2026-01-01
    historical
22. 2025-10-11
    status Active
23. 2025-10-11
    status Active
24. 2025-10-03
    status Pending
25. 2025-10-03
    status Pending
26. 2025-10-03
    historical
27. 2025-09-08
    listed $72,000 Active
28. 2025-09-08
    listed $72,000 Active
29. 2024-12-18
    soldstatus $55,000
30. 2024-12-06
    soldstatus $55,000 Sold
31. 2024-12-06
    soldstatus $55,000 Closed
32. 2024-12-06
    soldstatus $55,000 Sold
33. 2024-11-19
    status Pending
34. 2024-11-19
    status Pending
35. 2024-11-19
    status Pending
36. 2024-11-05
    price $65,000
37. 2024-11-04
    price $65,000
38. 2024-11-04
    price $65,000
39. 2024-10-08
    price $72,000
40. 2024-10-08
    price $72,000
41. 2024-10-08
    price $72,000
42. 2024-09-04
    listed $75,000 Active
43. 2024-09-04
    listed $75,000 Active
44. 2024-09-04
    listed $75,000 Active
45. 2022-03-09
    soldstatus $54,900
46. 2022-03-04
    soldstatus $54,900 Sold
47. 2022-03-04
    soldstatus $54,900 Sold
48. 2022-02-01
    status Pending
49. 2022-01-31
    status Pending
50. 2022-01-06
    listed $54,900 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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 14 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: $11,520
• − Mortgage interest: −$4,196
• − Property taxes: −$1,454
• − Insurance: −$374
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,179
• Taxable income: $1,474
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,205/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

+368.1% since first listed

42 events — show timeline

• 2026-04-15 Rental Removed $800 TURBOTENANT
• 2026-04-10 Listed $74,900 REALCOMP
• 2026-04-10 Listed $74,900 SW Michigan MLS
• 2026-04-10 Listed $74,900 MiRealSource-MiMLS
• 2026-04-08 Listed for Rent $800 TURBOTENANT
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-11 Relisted — REALCOMP
• 2025-10-11 Relisted — MiRealSource-MiMLS
• 2025-10-03 Pending — REALCOMP
• 2025-10-03 Pending — MiRealSource-MiMLS
• 2025-10-03 Listing Removed — REALCOMP
• 2025-09-08 Listed $72,000 REALCOMP
• 2025-09-08 Listed $72,000 MiRealSource-MiMLS
• 2024-12-18 Sold (Public Records) $55,000 Public Records
• 2024-12-06 Sold (MLS) $55,000 SW Michigan MLS
• 2024-12-06 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2024-12-06 Sold (MLS) $55,000 REALCOMP
• 2024-11-19 Pending — REALCOMP
• 2024-11-19 Pending — MiRealSource-MiMLS
• 2024-11-19 Pending — SW Michigan MLS
• 2024-11-05 Price Changed $65,000 MiRealSource-MiMLS
• 2024-11-04 Price Changed $65,000 REALCOMP
• 2024-11-04 Price Changed $65,000 SW Michigan MLS
• 2024-10-08 Price Changed $72,000 MiRealSource-MiMLS
• 2024-10-08 Price Changed $72,000 REALCOMP
• 2024-10-08 Price Changed $72,000 SW Michigan MLS
• 2024-09-04 Listed $75,000 SW Michigan MLS
• 2024-09-04 Listed $75,000 MiRealSource-MiMLS
• 2024-09-04 Listed $75,000 REALCOMP
• 2022-03-09 Sold (Public Records) $54,900 Public Records
• 2022-03-04 Sold (MLS) $54,900 SW Michigan MLS
• 2022-03-04 Sold (MLS) $54,900 REALCOMP
• 2022-02-01 Pending — REALCOMP
• 2022-01-31 Pending — SW Michigan MLS
• 2022-01-06 Listed $54,900 MiRealSource-MiMLS
• 2022-01-06 Listed $54,900 SW Michigan MLS
• 2022-01-06 Listed $54,900 REALCOMP
• 2015-11-20 Sold (MLS) $14,500 SW Michigan MLS
• 2015-11-20 Sold (MLS) $14,500 REALCOMP
• 2015-10-30 Pending — SW Michigan MLS
• 2015-09-04 Listed $16,000 SW Michigan MLS
• 2015-04-29 Listed $16,000 REALCOMP

Property tax history

+10.1%/yr

Latest (2025): $1,454 · +91.6% YoY. Source: county tax records.