1653 Mcilwraith St · Muskegon, MI 49442

$99,900

3 bd · 1.0 ba · 702 sqft · SingleFamily public records · 248 Days on market

Built 1000 9,932 sqft lot Est $88k · 14% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home situated on a spacious . 288-acre lot close to Muskegon Schools! This 1-bedroom, 1-bath residence offers efficient living with modern updates throughout. Enjoy relaxing on the large covered side deck overlooking the generous yard, perfect for outdoor activities or entertaining. The home features a full unfinished basement with laundry area and plenty of room for storage or future finishing potential. With its convenient location, and great outdoor space, this property is ideal for a first-time homebuyer or investor looking for an easy-to-maintain option in Muskegon.

Key facts

• Generous yard
• Modern updates
• Spacious lot

Tags

• SPACIOUS LOT
• LARGE COVERED SIDE DECK
• FULL UNFINISHED BASEMENT
• GENEROUS YARD
• MODERN UPDATES

Property features AI

Exterior

• Utilities: Natural gas available; Electricity available; Cable connected; High-speed internet
• Home design: Single-family residence, Cape Cod style; Living area about 850; Public water
• Construction: Vinyl siding; Composition roof; Year built listed as 1000 (data appears incorrect)
• Exterior features: Corner lot; Paved and unimproved road access

Interior

• Kitchen: Kitchen (approx. 16 x 10); Range
• Bedrooms: Primary bedroom (approx. 9 x 17)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Covered entrance; Full basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1000 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1000 — 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: 1.19% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.80%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $87,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1844 Superior St	0.37mi	2/1.0 (-1)	679 (-3%)	0mo	$108,000	$159	72
764 Louis Ave Ave	0.47mi	3/1.0	711 (+1%)	8mo	$30,000	$42	69
530 E Larch Ave	0.10mi	2/1.0 (-1)	752 (+7%)	16mo	$140,000	$186	65
1681 Edwin St	0.52mi	2/1.0 (-1)	732 (+4%)	2mo	$60,000	$82	62
1921 Jiroch St	0.61mi	2/1.0 (-1)	720 (+3%)	5mo	$89,900	$125	58
2044 Wood St	0.55mi	2/1.0 (-1)	658 (-6%)	4mo	$28,500	$43	55
1861 Elwood St	0.31mi	2/1.0 (-1)	768 (+9%)	13mo	$137,000	$178	54
613 E Holbrook Ave	0.35mi	2/1.0 (-1)	784 (+12%)	8mo	$75,000	$96	52
891 E Forest Ave	0.51mi	2/1.0 (-1)	763 (+9%)	8mo	$95,000	$125	50
1912 Ray St	0.47mi	2/1.0 (-1)	768 (+9%)	11mo	$54,000	$70	48
757 Louis Ave	0.44mi	2/1.0 (-1)	795 (+13%)	13mo	$135,000	$170	41
577 E Hackley Ave	0.70mi	2/1.0 (-1)	740 (+5%)	17mo	$35,000	$47	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.33×
• Total profit: $9,104
• Equity at exit: $14,895

10-year hold

• IRR: 20.9%
• Equity multiple: 3.18×
• Total profit: $61,022
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $298

Break-even live

Break-even rent $814

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	21d	1	0.56mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.75mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.79mi

Listing history 29 events

1. 2026-06-19
   days on market $99,900 Active 248 DOM
2. 2026-06-18
   days on market $99,900 Active 247 DOM
3. 2026-06-17
   days on market $99,900 Active 246 DOM
4. 2026-06-16
   days on market $99,900 Active 245 DOM
5. 2026-06-15
   days on market $99,900 Active 244 DOM
6. 2026-06-14
   days on market $99,900 Active 242 DOM
7. 2026-06-13
   days on market $99,900 Active 241 DOM
8. 2026-06-10
   days on market $99,900 Active 239 DOM
9. 2026-06-09
   days on market $99,900 Active 238 DOM
10. 2026-06-08
    days on market $99,900 Active 237 DOM
11. 2026-06-07
    days on market $99,900 Active 236 DOM
12. 2026-06-05
    days on market $99,900 Active 233 DOM
13. 2026-06-03
    days on market $99,900 Active 232 DOM
14. 2026-06-02
    days on market $99,900 Active 231 DOM
15. 2026-06-01
    days on market $99,900 Active 230 DOM
16. 2026-05-31
    days on market $99,900 Active 229 DOM
17. 2026-05-30
    days on market $99,900 Active 228 DOM
18. 2025-10-14
    listed $99,900 Active 586-char remark

    Show marketing remark (586 chars)

    Charming home situated on a spacious . 288-acre lot close to Muskegon Schools! This 1-bedroom, 1-bath residence offers efficient living with modern updates throughout. Enjoy relaxing on the large covered side deck overlooking the generous yard, perfect for outdoor activities or entertaining. The home features a full unfinished basement with laundry area and plenty of room for storage or future finishing potential. With its convenient location, and great outdoor space, this property is ideal for a first-time homebuyer or investor looking for an easy-to-maintain option in Muskegon.

19. 2025-10-14
    listed $99,900 Active 586-char remark

    Show marketing remark (586 chars)

    Charming home situated on a spacious . 288-acre lot close to Muskegon Schools! This 1-bedroom, 1-bath residence offers efficient living with modern updates throughout. Enjoy relaxing on the large covered side deck overlooking the generous yard, perfect for outdoor activities or entertaining. The home features a full unfinished basement with laundry area and plenty of room for storage or future finishing potential. With its convenient location, and great outdoor space, this property is ideal for a first-time homebuyer or investor looking for an easy-to-maintain option in Muskegon.

20. 2025-10-14
    listed $99,900 Active

    Show marketing remark (586 chars)

    Charming home situated on a spacious . 288-acre lot close to Muskegon Schools! This 1-bedroom, 1-bath residence offers efficient living with modern updates throughout. Enjoy relaxing on the large covered side deck overlooking the generous yard, perfect for outdoor activities or entertaining. The home features a full unfinished basement with laundry area and plenty of room for storage or future finishing potential. With its convenient location, and great outdoor space, this property is ideal for a first-time homebuyer or investor looking for an easy-to-maintain option in Muskegon.

21. 2025-09-05
    historical
22. 2025-09-04
    historical
23. 2024-09-04
    listed $99,900 Active
24. 2024-09-04
    listed $99,900 Active
25. 2014-09-15
    historical
26. 2004-12-22
    soldstatus $32,000
27. 2000-04-30
    historical
28. 1999-11-05
    listed $34,900
29. 1999-11-05
    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: $933 · $78/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$303/yr (+$25/mo · 32.5%)

ⓘ 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: $14,303
• − Mortgage interest: −$5,596
• − Property taxes: −$933
• − Insurance: −$500
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$2,906
• Taxable income: $2,080
• Est. tax owed @ 24.0%: −$499
• After-tax cash flow: $3,081/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

+186.2% since first listed

12 events — show timeline

• 2025-10-14 Listed $99,900 SW Michigan MLS
• 2025-10-14 Listed $99,900 REALCOMP
• 2025-10-14 Listed $99,900 MiRealSource-MiMLS
• 2025-09-05 Listing Removed — MiRealSource-MiMLS
• 2025-09-04 Listing Removed — REALCOMP
• 2024-09-04 Listed $99,900 REALCOMP
• 2024-09-04 Listed $99,900 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2004-12-22 Sold (Public Records) $32,000 Public Records
• 2000-04-30 Listing Removed — REALCOMP
• 1999-11-05 Listed $34,900 REALCOMP
• 1999-11-05 Listed $34,900 SW Michigan MLS

Property tax history

+3.3%/yr

Latest (2025): $933 · +2.2% YoY. Source: county tax records.