3225 Maffett St · Muskegon Heights, MI 49444

$159,900

4 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 4 Days on market

Built 1935 5,881 sqft lot Est $119k · 34% over

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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 +15.3/30.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

Key facts

• New furnace
• New plumbing
• New kitchen

Tags

• NEW ROOF
• NEW PLUMBING
• NEW FURNACE
• NEW WATER HEATER
• NEW PRIVACY FENCING
• NEW KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $58 ($691/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (13.7% below list).
• Recommended offer: $138k (13.7% below list) — sets the bar for 1% rule.

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: 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 $15k; list at $160k implies a 966% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,917 (13.7% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $119,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3225 Maffett St	0.00mi	4/2.0	1,064 (0%)	1mo	$164,697	$155	95
3233 Jefferson St	0.15mi	4/1.0	970 (-9%)	8mo	$90,000	$93	71
111 Rotterdam Ave	0.23mi	3/1.0 (-1)	1,140 (+7%)	2mo	$22,000	$19	71
3354 Highland St	0.41mi	3/1.0 (-1)	1,068 (+0%)	6mo	$129,900	$122	71
3021 Sanford St	0.24mi	3/1.0 (-1)	1,018 (-4%)	8mo	$23,000	$23	70
16 E Cleveland Ave	0.03mi	3/1.0 (-1)	1,215 (+14%)	1mo	$149,900	$123	69
3320 Peck St	0.11mi	3/1.5 (-1)	980 (-8%)	8mo	$110,000	$112	68
3220-3224 Jefferson St	0.12mi	3/1.0 (-1)	1,222 (+15%)	1mo	$127,000	$104	64
375 W Maplewood Ave	0.52mi	3/1.0 (-1)	984 (-8%)	2mo	$105,894	$108	56
3109 Temple St	0.69mi	3/1.0 (-1)	1,006 (-6%)	4mo	$118,000	$117	50
403 Collins Ave	0.59mi	3/1.0 (-1)	1,164 (+9%)	6mo	$50,000	$43	47
104 Lakeshore Blvd	0.61mi	3/1.0 (-1)	1,192 (+12%)	9mo	$215,000	$180	39

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-22,270
• Equity at exit: $23,842

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-14,771
• Equity at exit: $13,825

Cash invested: $44,772 (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: 239
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $58

Break-even live

Break-even rent $1,306

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $148	-5% $103	+0% $58	+5% $12	+10% $-33
Rent	-10% $-51	-5% $3	+0% $58	+5% $112	+10% $166
Rate	-1.0pp $138	-0.5pp $98	base $58	+0.5pp $16	+1.0pp $-26

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	0.77mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	23d	1	1.43mi

Listing history 23 events

1. 2026-04-21
   status Pending 967-char remark

   Show marketing remark (967 chars)

   Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

2. 2026-04-21
   status Pending 967-char remark

   Show marketing remark (967 chars)

   Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

3. 2026-04-21
   status Pending

   Show marketing remark (967 chars)

   Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

4. 2026-04-17
   listed $159,900 Active 967-char remark

   Show marketing remark (967 chars)

   Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

5. 2026-04-17
   listed $159,900 Active 967-char remark

   Show marketing remark (967 chars)

   Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

6. 2026-04-17
   listed $159,900 Active

   Show marketing remark (967 chars)

   Fully Renovated 4-Bedroom Gem - New Roof, HVAC, & Modern Finishes!Stop looking and start packing! This stunning 1,064 sq. ft. home has been meticulously updated from top to bottom, offering the perfect blend of classic character and modern peace of mind. The curb appeal is immediate with a bold navy exterior and a versatile sunroom paired with a covered front porch--your new favorite spots for morning coffee or evening sunsets. Inside, you'll find a bright, open floor plan featuring a modern kitchen, crisp white cabinetry, and a designer blue subway tile backsplash. Major Upgrades Include:New Roof New PlumbingNew FurnaceNew Water HeaterNew Privacy FencingNew KitchenWith 4 spacious bedrooms and 2 full bathrooms, there is plenty of room for a growing family or a dedicated home office. The clean, expansive basement provides incredible storage or workshop space. Don't miss your chance to own a home where all the hard work has already been done for you!

7. 2025-11-11
   historical
8. 2025-11-11
   historical
9. 2025-10-07
   price $142,900
10. 2025-10-06
    price $142,900
11. 2025-10-06
    price $142,900
12. 2025-09-11
    price $149,900
13. 2025-09-11
    price $149,900
14. 2025-09-11
    price $149,900
15. 2025-08-22
    price $154,900
16. 2025-08-21
    price $154,900
17. 2025-08-21
    price $154,900
18. 2025-08-06
    listed $159,900 Active
19. 2025-08-06
    listed $159,900 Active
20. 2017-10-23
    listed $15,000 Active
21. 2017-10-23
    soldstatus $15,000
22. 2017-10-23
    soldstatus $15,000 Sold
23. 2017-10-16
    listed $15,000

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$470/yr (+$39/mo · 30.9%)

ⓘ 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: $16,550
• − Mortgage interest: −$8,957
• − Property taxes: −$1,522
• − Insurance: −$800
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,652
• Taxable loss: −$2,028
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,177/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

+966.0% since first listed

23 events — show timeline

• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-21 Pending — SW Michigan MLS
• 2026-04-17 Listed $159,900 SW Michigan MLS
• 2026-04-17 Listed $159,900 MiRealSource-MiMLS
• 2026-04-17 Listed $159,900 REALCOMP
• 2025-11-11 Listing Removed — MiRealSource-MiMLS
• 2025-11-11 Listing Removed — REALCOMP
• 2025-10-07 Price Changed $142,900 MiRealSource-MiMLS
• 2025-10-06 Price Changed $142,900 REALCOMP
• 2025-10-06 Price Changed $142,900 SW Michigan MLS
• 2025-09-11 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-11 Price Changed $149,900 REALCOMP
• 2025-09-11 Price Changed $149,900 SW Michigan MLS
• 2025-08-22 Price Changed $154,900 MiRealSource-MiMLS
• 2025-08-21 Price Changed $154,900 REALCOMP
• 2025-08-21 Price Changed $154,900 SW Michigan MLS
• 2025-08-06 Listed $159,900 MiRealSource-MiMLS
• 2025-08-06 Listed $159,900 REALCOMP
• 2017-10-23 Listed $15,000 SW Michigan MLS
• 2017-10-23 Sold (MLS) $15,000 SW Michigan MLS
• 2017-10-23 Sold (MLS) $15,000 REALCOMP
• 2017-10-16 Listed $15,000 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $1,522 · -3.4% YoY. Source: county tax records.