2128 5th St · Muskegon Heights, MI 49444

$87,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 70 Days on market

Built 1930 5,009 sqft lot Est $99k · 12% under

---

Why this score? — see what drove the C+ 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 +24.6/30.0
• ARV discount +12.7/15.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• 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

* * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

Key facts

• Newer furnace
• Water heater
• Full basement

Tags

• NEW ROOF
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FULL BASEMENT
• NEWER FURNACE
• WATER HEATER

Property features AI

Finance

• Other: Living area reported as 960 (unit not shown per instructions)
• Financial info: Data not provided
• HOA & community: Data not provided

Exterior

• Parking: Data not provided
• Security: Data not provided
• Utilities: Public water
• Home design: Ranch style; Single-family residence; Residential property
• Construction: Built in 1930; Wood siding exterior; Shingle roof
• Exterior features: Wooded lot

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: Data not provided
• Flooring: Data not provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $88k).
• Recommended offer: $82k (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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $605 of loan paydown is wiped out by about $3k 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

• It's been on market 70 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $88k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,250 (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 1930 — 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: 1.08% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $98,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2128 8th St	0.19mi	2/1.0	988 (+3%)	2mo	$32,123	$33	85
2022 8th St	0.23mi	3/1.0 (+1)	968 (+1%)	4mo	$25,000	$26	79
2124 Jefferson St	0.06mi	3/1.0 (+1)	1,080 (+12%)	5mo	$122,000	$113	67
2513 5th St	0.47mi	3/1.0 (+1)	980 (+2%)	4mo	$50,000	$51	67
2237 Wood St	0.67mi	2/1.5	974 (+2%)	4mo	$99,900	$103	61
1969 Hoyt St	0.48mi	3/1.0 (+1)	1,040 (+8%)	0mo	$92,500	$89	58
2017 7th St	0.21mi	3/2.0 (+1)	1,092 (+14%)	0mo	$126,400	$116	58
329 W Forest Ave	0.71mi	2/1.0	1,008 (+5%)	1mo	$131,000	$130	58
1956 Wood St	0.74mi	2/1.0	1,008 (+5%)	5mo	$71,000	$70	53
746 Lyman Ave	0.71mi	3/1.0 (+1)	924 (-4%)	3mo	$118,844	$129	53
1641 Sanford St	0.66mi	2/1.0	830 (-14%)	1mo	$120,000	$145	46
2618 Hoyt St	0.74mi	3/1.0 (+1)	878 (-8%)	1mo	$74,900	$85	45

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,695
• Equity at exit: $13,047

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $12,415
• Equity at exit: $7,565

Cash invested: $24,500 (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: 7.7×

Monthly cashflow live

• Estimated rent: $945 high
• Mortgage (P&I): −$459
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $180

Break-even live

Break-even rent $717

Max offer price $87,500

Occupancy floor 76%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	0.35mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	0.46mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.47mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.47mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	43d	1	1.05mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	1.22mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	1.23mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.25mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	1.25mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.25mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	1.41mi
1021 Jefferson St Muskegon, MI	1.0	1.0	696	$826	$1.19	21d	3	1.43mi

Listing history 46 events

1. 2026-06-01
   status $87,500 Pending 70 DOM
2. 2026-05-31
   days on market $87,500 Active 70 DOM
3. 2026-05-30
   days on market $87,500 Active 69 DOM
4. 2026-05-15
   price $87,500 641-char remark

   Show marketing remark (641 chars)

   * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

5. 2026-05-15
   price $87,500 641-char remark

   Show marketing remark (641 chars)

   * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

6. 2026-05-15
   price $87,500

   Show marketing remark (641 chars)

   * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

7. 2026-04-23
   price $89,900 641-char remark

   Show marketing remark (641 chars)

   * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

8. 2026-04-22
   price $89,900 641-char remark

   Show marketing remark (641 chars)

   * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

9. 2026-04-22
   price $89,900

   Show marketing remark (641 chars)

   * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

10. 2026-04-07
    price $94,900 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

11. 2026-04-07
    price $94,900 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

12. 2026-04-07
    price $94,900

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

13. 2026-03-30
    status Active 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

14. 2026-03-27
    historical 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

15. 2026-03-24
    status Active 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

16. 2026-03-24
    status Active 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

17. 2026-03-24
    status Active

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

18. 2026-03-24
    historical

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

19. 2026-03-24
    historical 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

20. 2026-03-24
    historical 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

21. 2026-03-22
    listed $99,900 Active 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

22. 2026-03-22
    listed $99,900 Active 641-char remark

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

23. 2026-03-22
    listed $99,900 Active

    Show marketing remark (641 chars)

    * * NEW ROOF! * * Fully renovated and move-in ready, this charming 2-bedroom home blends comfort, style, and functionality. The updated kitchen showcases a beautiful backsplash with distinctive character, stainless steel appliances w/ dishwasher, and an efficient layout that makes everyday living easy. Enjoy a spacious living room, a formal dining room, and a full basement with abundant storage. With a newer furnace and water heater already in place, this home offers added peace of mind and low-maintenance living. Don't miss this one -it won't last long! A new refrigerator and washer/dryer may be included with an acceptable offer.

24. 2025-03-11
    status Pending
25. 2025-03-11
    status Pending
26. 2025-03-06
    historical
27. 2025-03-06
    historical
28. 2025-02-20
    price $62,500
29. 2025-02-20
    price $62,500
30. 2025-02-19
    price $62,500
31. 2025-02-13
    price $64,900
32. 2025-02-13
    price $64,900
33. 2025-02-13
    price $64,900
34. 2025-02-05
    price $69,900
35. 2025-02-04
    price $69,900
36. 2025-02-04
    price $69,900
37. 2025-01-31
    price $67,500
38. 2025-01-30
    price $67,500
39. 2025-01-30
    price $67,500
40. 2025-01-25
    listed $69,900 Active
41. 2025-01-24
    listed $69,900 Active
42. 2020-03-20
    soldstatus $25,000
43. 2020-03-20
    soldstatus $25,000
44. 2019-10-23
    listed $30,000
45. 2019-10-23
    listed $30,000
46. 2019-10-23
    listed $30,000

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: +$247/yr (+$21/mo · 28.9%)

ⓘ 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 1/10 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: $11,345
• − Mortgage interest: −$4,901
• − Property taxes: −$854
• − Insurance: −$438
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,545
• Taxable income: $792
• Est. tax owed @ 24.0%: −$190
• After-tax cash flow: $1,975/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

+191.7% since first listed

43 events — show timeline

• 2026-05-15 Price Changed $87,500 MiRealSource-MiMLS
• 2026-05-15 Price Changed $87,500 REALCOMP
• 2026-05-15 Price Changed $87,500 SW Michigan MLS
• 2026-04-23 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $89,900 REALCOMP
• 2026-04-22 Price Changed $89,900 SW Michigan MLS
• 2026-04-07 Price Changed $94,900 MiRealSource-MiMLS
• 2026-04-07 Price Changed $94,900 REALCOMP
• 2026-04-07 Price Changed $94,900 SW Michigan MLS
• 2026-03-30 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-24 Relisted — REALCOMP
• 2026-03-24 Relisted — MiRealSource-MiMLS
• 2026-03-24 Relisted — SW Michigan MLS
• 2026-03-24 Listing Removed — SW Michigan MLS
• 2026-03-24 Listing Removed — REALCOMP
• 2026-03-24 Listing Removed — MiRealSource-MiMLS
• 2026-03-22 Listed $99,900 REALCOMP
• 2026-03-22 Listed $99,900 SW Michigan MLS
• 2026-03-22 Listed $99,900 MiRealSource-MiMLS
• 2025-03-11 Pending — REALCOMP
• 2025-03-11 Pending — MiRealSource-MiMLS
• 2025-03-06 Listing Removed — MiRealSource-MiMLS
• 2025-03-06 Listing Removed — REALCOMP
• 2025-02-20 Price Changed $62,500 MiRealSource-MiMLS
• 2025-02-20 Price Changed $62,500 REALCOMP
• 2025-02-19 Price Changed $62,500 SW Michigan MLS
• 2025-02-13 Price Changed $64,900 MiRealSource-MiMLS
• 2025-02-13 Price Changed $64,900 REALCOMP
• 2025-02-13 Price Changed $64,900 SW Michigan MLS
• 2025-02-05 Price Changed $69,900 MiRealSource-MiMLS
• 2025-02-04 Price Changed $69,900 REALCOMP
• 2025-02-04 Price Changed $69,900 SW Michigan MLS
• 2025-01-31 Price Changed $67,500 MiRealSource-MiMLS
• 2025-01-30 Price Changed $67,500 REALCOMP
• 2025-01-30 Price Changed $67,500 SW Michigan MLS
• 2025-01-25 Listed $69,900 REALCOMP
• 2025-01-24 Listed $69,900 MiRealSource-MiMLS
• 2020-03-20 Sold (MLS) $25,000 SW Michigan MLS
• 2020-03-20 Sold (MLS) $25,000 REALCOMP
• 2019-10-23 Listed $30,000 MiRealSource-MiMLS
• 2019-10-23 Listed $30,000 SW Michigan MLS
• 2019-10-23 Listed $30,000 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $854 · +2.8% YoY. Source: county tax records.