2337 6th St · Muskegon Heights, MI 49444

$64,900

3 bd · 2.0 ba · 962 sqft · SingleFamily public records · 7 Days on market

Built 1930 6,229 sqft lot Est $82k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

Key facts

• 6,229 sq ft lot
• Built 1930
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Built in 1930; Vinyl siding; Shingle roof
• Exterior features: Paved road access; Sidewalk

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: 8 total rooms; Partial Michigan basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 14.9% vs local median 8.4% in Muskegon Heights — 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 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 25y 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 $21k; list at $65k implies a 209% 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 $64,900

Questions for the listing agent

1. Built in 1930 — 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. 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.
6. 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.
7. 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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $81,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2513 5th St	0.20mi	3/1.0	980 (+2%)	4mo	$50,000	$51	80
2022 8th St	0.41mi	3/1.0	968 (+1%)	4mo	$25,000	$26	72
2128 8th St	0.31mi	2/1.0 (-1)	988 (+3%)	2mo	$32,123	$33	71
2209 9th St	0.27mi	2/1.0 (-1)	927 (-4%)	6mo	$109,900	$119	68
2513 Hoyt St	0.54mi	3/1.0	972 (+1%)	8mo	$67,000	$69	62
161 E Barney Ave	0.50mi	2/1.0 (-1)	962 (0%)	8mo	$73,000	$76	61
2017 7th St	0.41mi	3/2.0	1,092 (+14%)	0mo	$126,400	$116	58
2124 Jefferson St	0.32mi	3/1.0	1,080 (+12%)	5mo	$122,000	$113	56
746 Lyman Ave	0.74mi	3/1.0	924 (-4%)	3mo	$118,844	$129	52
2618 Hoyt St	0.62mi	3/1.0	878 (-9%)	1mo	$74,900	$85	52
1969 Hoyt St	0.72mi	3/1.0	1,040 (+8%)	0mo	$92,500	$89	49
2917 Jefferson St	0.72mi	3/1.0	898 (-7%)	6mo	$73,000	$81	46

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $19,200
• Equity at exit: $9,677

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $55,033
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$340
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $466

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 55%

Sensitivity live

Price	-10% $503	-5% $485	+0% $466	+5% $448	+10% $430
Rent	-10% $375	-5% $421	+0% $466	+5% $512	+10% $558
Rate	-1.0pp $499	-0.5pp $483	base $466	+0.5pp $449	+1.0pp $432

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	23d	1	0.74mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	45d	1	0.76mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	23d	1	0.93mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	0.96mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	23d	1	1.05mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	45d	1	1.28mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	23d	1	1.50mi

Listing history 50 events

1. 2026-06-22
   days on market $64,900 Active 7 DOM
2. 2026-06-19
   days on market $64,900 Active 5 DOM
3. 2026-06-18
   days on market $64,900 Active 4 DOM
4. 2026-06-17
   days on market $64,900 Active 3 DOM
5. 2026-06-16
   days on market $64,900 Active 2 DOM
6. 2026-06-15
   days on marketlisting id $64,900 Active 1 DOM
7. 2026-06-14
   days on marketlisting id $64,900 Active 56 DOM
8. 2026-06-13
   days on market $64,900 Active 55 DOM
9. 2026-06-10
   days on market $64,900 Active 53 DOM
10. 2026-06-09
    days on market $64,900 Active 52 DOM
11. 2026-06-08
    days on market $64,900 Active 51 DOM
12. 2026-06-07
    days on market $64,900 Active 50 DOM
13. 2026-06-02
    days on market $64,900 Active 45 DOM
14. 2026-06-01
    days on market $64,900 Active 44 DOM
15. 2026-05-31
    days on market $64,900 Active 43 DOM
16. 2026-05-30
    days on market $64,900 Active 42 DOM
17. 2026-05-13
    status Active 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

18. 2026-05-13
    status Active 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

19. 2026-05-13
    status Active

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

20. 2026-05-13
    status Pending 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

21. 2026-05-13
    status Pending 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

22. 2026-05-13
    status Pending

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

23. 2026-05-11
    status Active 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

24. 2026-05-11
    status Active 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

25. 2026-05-11
    status Active

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

26. 2026-05-07
    status Pending 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

27. 2026-05-07
    status Pending 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

28. 2026-05-07
    status Pending

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

29. 2026-04-14
    listed $64,900 Active 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

30. 2026-04-12
    listed $64,900 Active 443-char remark

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

31. 2026-04-12
    listed $64,900 Active

    Show marketing remark (443 chars)

    BACK ON THE MARKET- NOT DO TO THE PROPERTY. Charming 2-bedroom, 1-bath Cape Cod with potential for a 3rd bedroom upstairs. Features include a formal dining room, forced air heating, and natural gas. This home offers great opportunity for a starter home, renovation project, or investment property. With a little TLC, it could truly shine--perfect for a fix-and-flip or long-term rental. Don't miss the chance to add value and make it your own!

32. 2025-10-01
    historical
33. 2025-09-30
    historical
34. 2025-05-21
    price $65,000
35. 2025-05-20
    price $65,000
36. 2025-05-20
    price $65,000
37. 2025-04-08
    listed $70,000 Active
38. 2025-04-07
    listed $70,000 Active
39. 2015-03-16
    historical
40. 2014-09-15
    historical
41. 2003-06-13
    soldstatus $21,000
42. 2003-06-13
    soldstatus $21,000
43. 2003-04-18
    listed $21,900
44. 2003-04-18
    listed $21,900
45. 2003-03-31
    historical
46. 2002-10-16
    listed $21,900
47. 2002-10-16
    listed $21,900
48. 2002-05-07
    historical
49. 2001-05-08
    listed $34,900
50. 2001-05-08
    listed $34,900

ⓘ 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: $974 · $81/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$13/yr (+$1/mo · 1.3%)

ⓘ 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: $13,896
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,888
• Taxable income: $4,851
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,431/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

+86.0% since first listed

34 events — show timeline

• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Relisted — SW Michigan MLS
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — SW Michigan MLS
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Relisted — SW Michigan MLS
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — SW Michigan MLS
• 2026-04-14 Listed $64,900 REALCOMP
• 2026-04-12 Listed $64,900 SW Michigan MLS
• 2026-04-12 Listed $64,900 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-30 Listing Removed — REALCOMP
• 2025-05-21 Price Changed $65,000 MiRealSource-MiMLS
• 2025-05-20 Price Changed $65,000 REALCOMP
• 2025-05-20 Price Changed $65,000 SW Michigan MLS
• 2025-04-08 Listed $70,000 REALCOMP
• 2025-04-07 Listed $70,000 MiRealSource-MiMLS
• 2015-03-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2003-06-13 Sold (MLS) $21,000 REALCOMP
• 2003-06-13 Sold (MLS) $21,000 SW Michigan MLS
• 2003-04-18 Listed $21,900 REALCOMP
• 2003-04-18 Listed $21,900 SW Michigan MLS
• 2003-03-31 Listing Removed — REALCOMP
• 2002-10-16 Listed $21,900 REALCOMP
• 2002-10-16 Listed $21,900 SW Michigan MLS
• 2002-05-07 Listing Removed — REALCOMP
• 2001-05-08 Listed $34,900 REALCOMP
• 2001-05-08 Listed $34,900 SW Michigan MLS

Property tax history

+2.0%/yr

Latest (2025): $974 · +2.8% YoY. Source: county tax records.