1365 Sumac St · Muskegon, MI 49445

$269,999

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 22 Days on market

Built 1961 0.30 ac lot Est $249k · 9% over

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0

Listing remarks MLS

Don't Miss This Opportunity - Move-In Ready 'Brick Ranch' in a Prime Muskegon Location! Big items have been taken care of, newer roof, furnace/AC and appliances. The moment you arrive, you'll see why this home stands out from the competition. This beautifully maintained 3-bedroom, 1.5-bath brick ranch offers the perfect combination of comfort, convenience, and value. From the fresh interior updates to the spacious fenced backyard, every detail is designed for easy living and lasting enjoyment. Step inside to discover a bright and welcoming floor plan featuring comfortable living spaces that feel like home from the moment you walk through the door. The functional layout provides plenty of room for everyday living, entertaining guests, or simply relaxing after a long day. Need more space? The full basement offers incredible potential for future finished living areas, a home theater, recreation room, fitness space, or additional storage.

Key facts

• Attached garage
• Full basement
• Move in ready

Tags

• MOVE IN READY
• BRICK RANCH
• FENCED BACKYARD
• FULL BASEMENT
• ATTACHED GARAGE
• REETHS PUFFER SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Ranch-style single-family home; One story
• Construction: Brick construction; Composition roof; Built in 1961
• Exterior features: Paved road access; Lot approximately 0.3 acres; Public water

Interior

• Kitchen: Kitchen (12 x 18)
• Bedrooms: Primary bedroom (13 x 13); Bedroom 2 (9 x 13); Bedroom 3 (10 x 12)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (26.9% below list).
• Recommended offer: $198k (26.9% below list) — sets the bar for 1% rule.

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: crime F, employment F.
• Reeths-Puffer Schools (suburban): math 28% / reading 44% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reethspuffer Elementary School (math 31% / reading 34%, grade F, #810 of 1,397 statewide, top 58%, 603 students, 65% FRL); Reethspuffer Middle School (math 29% / reading 54%, grade F, #192 of 493 statewide, top 39%, 542 students, 55% FRL); Reethspuffer High School (math 25% / reading 54%, grade F, #304 of 713 statewide, top 46%, 1,177 students, 53% FRL) — zoned schools average 58% FRL vs 40% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $220k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $197,500 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — 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. 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: 0.73% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $248,540
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Woodhaven St	0.07mi	3/1.0	1,104 (-4%)	0mo	$250,000	$226	89
1279 Poulson Rd	0.16mi	3/1.0	1,162 (+0%)	12mo	$250,000	$215	82
1345 Poulson Rd	0.13mi	2/1.0 (-1)	1,008 (-13%)	3mo	$245,000	$243	65
1489 Joslyn Rd	0.31mi	3/1.5	1,056 (-9%)	9mo	$224,755	$213	61
1559 N Getty St	0.44mi	3/1.0	984 (-15%)	19mo	$200,500	$204	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $131,316
• Equity at exit: $243,236

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $399,059
• Equity at exit: $524,549

Cash invested: $75,600 (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 49445

• Home prices YoY: 7.2%
• Active inventory: 144
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$279 /mo · $3,345/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-247

Break-even live

Break-even rent $2,288

Max offer price $226,381

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-170	+0% $-247	+5% $-323	+10% $-400
Rent	-10% $-403	-5% $-325	+0% $-247	+5% $-169	+10% $-91
Rate	-1.0pp $-111	-0.5pp $-178	base $-247	+0.5pp $-317	+1.0pp $-388

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1990 Pappas Rd Muskegon, MI	3.0	2.0	1468	$1,975	$1.35	23d	1	1.12mi

Listing history 16 events

1. 2026-06-21
   days on market $269,999 Active 22 DOM
2. 2026-06-19
   days on market $269,999 Active 20 DOM
3. 2026-06-18
   days on market $269,999 Active 19 DOM
4. 2026-06-17
   days on market $269,999 Active 18 DOM
5. 2026-06-16
   days on market $269,999 Active 17 DOM
6. 2026-06-15
   days on market $269,999 Active 16 DOM
7. 2026-06-14
   days on market $269,999 Active 14 DOM
8. 2026-06-13
   pricedays on market $269,999 Active 13 DOM
9. 2026-06-10
   days on market $280,000 Active 11 DOM
10. 2026-06-09
    days on market $280,000 Active 10 DOM
11. 2026-06-08
    days on market $280,000 Active 9 DOM
12. 2026-06-07
    days on market $280,000 Active 8 DOM
13. 2026-06-02
    days on market $280,000 Active 3 DOM
14. 2026-06-01
    days on market $280,000 Active 2 DOM
15. 2026-05-30
    remarks 699-char remark

    Show marketing remark (1521 chars)

    Don't Miss This Opportunity - Move-In Ready 'Brick Ranch' in a Prime Muskegon Location! Big items have been taken care of, newer roof, furnace/AC and appliances. The moment you arrive, you'll see why this home stands out from the competition. This beautifully maintained 3-bedroom, 1.5-bath brick ranch offers the perfect combination of comfort, convenience, and value. From the fresh interior updates to the spacious fenced backyard, every detail is designed for easy living and lasting enjoyment. Step inside to discover a bright and welcoming floor plan featuring comfortable living spaces that feel like home from the moment you walk through the door. The functional layout provides plenty of room for everyday living, entertaining guests, or simply relaxing after a long day. Need more space? The full basement offers incredible potential for future finished living areas, a home theater, recreation room, fitness space, or additional storage. The attached garage adds convenience, while the large fenced backyard creates the perfect setting for pets, kiddos, BBQ's. Located in the desirable Reeths-Puffer School District and close to shopping, dining, parks, and major commuter routes, this home delivers the lifestyle buyers are looking for at a price point that's hard to find. Whether you're a first-time buyer, downsizing, or investing, this is the kind of property that sells fast. Clean, updated, move-in ready, and packed with potential--schedule your private showing today before someone else calls it home!

16. 2026-05-30
    listed $280,000 Active 1 DOM

    Show marketing remark (1521 chars)

    Don't Miss This Opportunity - Move-In Ready 'Brick Ranch' in a Prime Muskegon Location! Big items have been taken care of, newer roof, furnace/AC and appliances. The moment you arrive, you'll see why this home stands out from the competition. This beautifully maintained 3-bedroom, 1.5-bath brick ranch offers the perfect combination of comfort, convenience, and value. From the fresh interior updates to the spacious fenced backyard, every detail is designed for easy living and lasting enjoyment. Step inside to discover a bright and welcoming floor plan featuring comfortable living spaces that feel like home from the moment you walk through the door. The functional layout provides plenty of room for everyday living, entertaining guests, or simply relaxing after a long day. Need more space? The full basement offers incredible potential for future finished living areas, a home theater, recreation room, fitness space, or additional storage. The attached garage adds convenience, while the large fenced backyard creates the perfect setting for pets, kiddos, BBQ's. Located in the desirable Reeths-Puffer School District and close to shopping, dining, parks, and major commuter routes, this home delivers the lifestyle buyers are looking for at a price point that's hard to find. Whether you're a first-time buyer, downsizing, or investing, this is the kind of property that sells fast. Clean, updated, move-in ready, and packed with potential--schedule your private showing today before someone else calls it home!

ⓘ 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: $3,345 · $279/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$406/yr (+$34/mo · 12.2%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$15,124
• − Property taxes: −$3,345
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$7,855
• Taxable loss: −$7,766
• Est. tax savings @ 24.0%: +$1,864
• After-tax cash flow: $-1,099/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: Reeths-Puffer Schools
• NCES district ID: 2629540
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,223
• Composite: 31.62/100
• National rank: #5942
• State rank: #254 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

• Population (ZIP): 21,090

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 10% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 40.82%
• Current HPI: 605.31
• 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

+30.3% since first listed

13 events — show timeline

• 2026-05-30 Listed $280,000 REALCOMP
• 2026-05-30 Listed $280,000 MiRealSource-MiMLS
• 2026-05-30 Listed $280,000 SW Michigan MLS
• 2024-03-27 Sold (Public Records) $220,000 Public Records
• 2024-03-22 Sold (MLS) $220,000 SW Michigan MLS
• 2024-03-22 Sold (MLS) $220,000 MiRealSource-MiMLS
• 2024-03-22 Sold (MLS) $220,000 REALCOMP
• 2024-03-06 Pending — REALCOMP
• 2024-03-06 Pending — MiRealSource-MiMLS
• 2024-03-06 Pending — SW Michigan MLS
• 2024-03-01 Listed $214,900 SW Michigan MLS
• 2024-03-01 Listed $214,900 MiRealSource-MiMLS
• 2024-03-01 Listed $214,900 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $3,345 · +69.3% YoY. Source: county tax records.