503 Orchard Ave · Muskegon, MI 49442

$110,000

4 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 183 Days on market

Built 1900 0.25 ac lot Est $184k · 40% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

Key facts

• 0.25 acre lot
• Built 1900
• Listed 182 days

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Traditional style; Single-family residence; Residential property
• Construction: Built in 1900
• Exterior features: Vinyl siding; 0.25 acre lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas connected
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.6% in Muskegon — 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 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: schools D-, crime F, employment F.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 9 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).
• This rent runs 39% of the median local income ($49k/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 $761 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.43% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.09%
• DSCR: 1.67
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $183,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
694 E Isabella Ave	0.40mi	4/1.0	1,554 (-0%)	0mo	$195,000	$125	81
1030 Sophia St	0.29mi	3/2.0 (-1)	1,464 (-6%)	3mo	$109,900	$75	65
1119 Pine St	0.57mi	4/1.0	1,480 (-5%)	2mo	$189,000	$128	64
280 Iona Ave	0.44mi	3/2.5 (-1)	1,510 (-3%)	0mo	$199,900	$132	63
1080 Kenneth St	0.36mi	4/1.0	1,322 (-15%)	3mo	$155,000	$117	56
712 Evanston Ave	0.55mi	4/1.0	1,382 (-11%)	3mo	$62,200	$45	53
944 E Isabella Ave	0.63mi	3/1.0 (-1)	1,404 (-10%)	0mo	$162,900	$116	49
643 Evanston Ave	0.50mi	3/2.0 (-1)	1,396 (-10%)	5mo	$164,900	$118	47
1010 Allen Ave	0.64mi	3/1.0 (-1)	1,722 (+11%)	1mo	$220,000	$128	46
239 E Isabella Ave	0.55mi	3/2.0 (-1)	1,735 (+12%)	1mo	$197,000	$114	45
601 Jackson Ave	0.47mi	3/2.0 (-1)	1,333 (-14%)	5mo	$283,900	$213	41
115 E Isabella Ave	0.73mi	4/2.5	1,771 (+14%)	4mo	$129,900	$73	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.49×
• Total profit: $15,209
• Equity at exit: $16,401

10-year hold

• IRR: 24.6%
• Equity multiple: 3.70×
• Total profit: $83,062
• Equity at exit: $9,511

Cash invested: $30,800 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$577
• Tax from tax record: −$230 /mo · $2,754/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $387

Break-even live

Break-even rent $1,079

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	0.25mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.25mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.28mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.30mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.52mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	21d	1	0.72mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	21d	1	0.81mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.98mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.41mi

Listing history 50 events

1. 2026-06-19
   days on market $110,000 Active 183 DOM
2. 2026-06-18
   days on market $110,000 Active 182 DOM
3. 2026-06-17
   days on market $110,000 Active 181 DOM
4. 2026-06-16
   days on market $110,000 Active 180 DOM
5. 2026-06-15
   days on market $110,000 Active 179 DOM
6. 2026-06-14
   days on market $110,000 Active 177 DOM
7. 2026-06-13
   days on market $110,000 Active 176 DOM
8. 2026-06-10
   days on market $110,000 Active 174 DOM
9. 2026-06-09
   days on market $110,000 Active 173 DOM
10. 2026-06-08
    days on market $110,000 Active 172 DOM
11. 2026-06-07
    days on market $110,000 Active 171 DOM
12. 2026-06-05
    days on market $110,000 Active 168 DOM
13. 2026-06-03
    days on market $110,000 Active 167 DOM
14. 2026-06-02
    days on market $110,000 Active 166 DOM
15. 2026-06-01
    days on market $110,000 Active 165 DOM
16. 2026-05-31
    days on market $110,000 Active 164 DOM
17. 2026-05-30
    days on market $110,000 Active 163 DOM
18. 2026-02-19
    price $110,000 553-char remark

    Show marketing remark (553 chars)

    This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

19. 2026-02-18
    price $110,000 553-char remark

    Show marketing remark (553 chars)

    This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

20. 2026-02-18
    price $110,000

    Show marketing remark (553 chars)

    This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

21. 2025-12-18
    listed $140,000 Active 553-char remark

    Show marketing remark (553 chars)

    This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

22. 2025-12-18
    listed $140,000 Active 553-char remark

    Show marketing remark (553 chars)

    This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

23. 2025-12-18
    listed $140,000 Active

    Show marketing remark (553 chars)

    This 4-bedroom home offers approximately 1,500 square feet of functional living space with a versatile layout that makes the most of every room. The floor plan provides flexibility for a variety of living needs, with multiple bedrooms that can also serve as home office, hobby, or guest space. Situated on a manageable lot, the property offers ease of maintenance while still providing outdoor space to enjoy. Conveniently located near local amenities, schools, and major routes. A great opportunity for buyers looking for space, flexibility, and value.

24. 2025-12-01
    historical
25. 2025-12-01
    historical
26. 2025-10-09
    price $129,000
27. 2025-10-08
    price $129,000
28. 2025-09-12
    price $135,000
29. 2025-09-11
    price $135,000
30. 2025-09-04
    price $140,000
31. 2025-09-03
    price $140,000
32. 2025-08-27
    price $148,000
33. 2025-08-27
    price $148,000
34. 2025-08-21
    price $155,000
35. 2025-08-20
    price $155,000
36. 2025-08-04
    listed $160,000 Active
37. 2025-08-03
    listed $160,000 Active
38. 2023-11-21
    soldstatus $138,000
39. 2023-11-10
    soldstatus $138,000 Sold
40. 2023-11-10
    soldstatus $138,000 Closed
41. 2023-11-10
    soldstatus $138,000 Sold
42. 2023-09-26
    status Pending
43. 2023-09-26
    status Pending
44. 2023-09-26
    status Pending
45. 2023-09-23
    listed $129,000 Active
46. 2023-09-23
    listed $129,000 Active
47. 2023-09-23
    listed $129,000 Active
48. 2020-05-08
    soldstatus $48,000
49. 2020-05-08
    soldstatus $48,000 Sold
50. 2020-03-27
    status Pending

ⓘ 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: $2,754 · $230/mo
• Projected year-2 tax: $2,754 · $230/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 · 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: $18,826
• − Mortgage interest: −$6,162
• − Property taxes: −$2,754
• − Insurance: −$550
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$3,200
• Taxable income: $3,148
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,891/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: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 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

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• 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

+100.4% since first listed

36 events — show timeline

• 2026-02-19 Price Changed $110,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $110,000 REALCOMP
• 2026-02-18 Price Changed $110,000 SW Michigan MLS
• 2025-12-18 Listed $140,000 SW Michigan MLS
• 2025-12-18 Listed $140,000 REALCOMP
• 2025-12-18 Listed $140,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-09 Price Changed $129,000 MiRealSource-MiMLS
• 2025-10-08 Price Changed $129,000 REALCOMP
• 2025-09-12 Price Changed $135,000 MiRealSource-MiMLS
• 2025-09-11 Price Changed $135,000 REALCOMP
• 2025-09-04 Price Changed $140,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $140,000 REALCOMP
• 2025-08-27 Price Changed $148,000 MiRealSource-MiMLS
• 2025-08-27 Price Changed $148,000 REALCOMP
• 2025-08-21 Price Changed $155,000 MiRealSource-MiMLS
• 2025-08-20 Price Changed $155,000 REALCOMP
• 2025-08-04 Listed $160,000 REALCOMP
• 2025-08-03 Listed $160,000 MiRealSource-MiMLS
• 2023-11-21 Sold (Public Records) $138,000 Public Records
• 2023-11-10 Sold (MLS) $138,000 SW Michigan MLS
• 2023-11-10 Sold (MLS) $138,000 MiRealSource-MiMLS
• 2023-11-10 Sold (MLS) $138,000 REALCOMP
• 2023-09-26 Pending — REALCOMP
• 2023-09-26 Pending — MiRealSource-MiMLS
• 2023-09-26 Pending — SW Michigan MLS
• 2023-09-23 Listed $129,000 SW Michigan MLS
• 2023-09-23 Listed $129,000 MiRealSource-MiMLS
• 2023-09-23 Listed $129,000 REALCOMP
• 2020-05-08 Sold (MLS) $48,000 SW Michigan MLS
• 2020-05-08 Sold (MLS) $48,000 REALCOMP
• 2020-03-27 Pending — SW Michigan MLS
• 2020-02-26 Listed $54,900 MiRealSource-MiMLS
• 2020-02-26 Listed $54,900 SW Michigan MLS
• 2020-02-26 Listed $54,900 REALCOMP

Property tax history

+13.2%/yr

Latest (2025): $2,754 · -3.2% YoY. Source: county tax records.