2229 Mcilwraith St · Muskegon Heights, MI 49444

$79,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 3 Days on market

Built 1939 0.29 ac lot Est $98k · 18% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• 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

Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

Key facts

• Double lot
• Third lot included
• 0.29 acre lot

Tags

• DOUBLE LOT
• THIRD LOT INCLUDED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Natural gas connected; Cable connected
• Home design: Single-family residence; Other architectural style
• Construction: Built in 1939; Vinyl siding
• Exterior features: Public water; Lot approximately 0.29 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $80k).

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; 8 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 $552 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1939 — 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: 1.18% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $97,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2229 Mcilwraith St	0.00mi	3/1.0 (+1)	780 (0%)	1mo	$70,000	$90	94
2520 Manz St	0.37mi	2/1.0	768 (-2%)	1mo	$54,300	$71	79
556 E Barney Ave	0.11mi	2/1.0	704 (-10%)	2mo	$135,000	$192	77
2304 Dyson St	0.17mi	3/1.0 (+1)	864 (+11%)	3mo	$49,000	$57	67
2278 Austin St	0.54mi	2/1.0	816 (+5%)	6mo	$120,000	$147	62
1768 Elwood St	0.66mi	3/1.0 (+1)	816 (+5%)	6mo	$60,000	$74	52
1921 Jiroch St	0.67mi	2/1.0	720 (-8%)	5mo	$89,900	$125	52
1687 Smith St	0.75mi	2/1.0	840 (+8%)	1mo	$105,900	$126	52
1844 Superior St	0.59mi	2/1.0	679 (-13%)	0mo	$108,000	$159	50
2618 Hoyt St	0.59mi	3/1.0 (+1)	878 (+13%)	1mo	$74,900	$85	46
2115 Valley St	0.60mi	3/1.0 (+1)	858 (+10%)	7mo	$130,000	$152	45
1735 Superior St	0.71mi	2/1.0	887 (+14%)	2mo	$79,000	$89	42

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,198
• Equity at exit: $11,913

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $19,250
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $945 high
• Mortgage (P&I): −$419
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $222

Break-even live

Break-even rent $664

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $267	-5% $245	+0% $222	+5% $200	+10% $177
Rent	-10% $147	-5% $185	+0% $222	+5% $259	+10% $297
Rate	-1.0pp $262	-0.5pp $242	base $222	+0.5pp $201	+1.0pp $180

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	22d	1	0.66mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	22d	1	0.87mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	22d	1	0.87mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	22d	1	0.91mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	22d	1	1.07mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	22d	1	1.39mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,249	$1.14	22d	1	1.42mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	22d	1	1.47mi

Listing history 14 events

1. 2026-05-21
   status Pending 248-char remark

   Show marketing remark (248 chars)

   Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

2. 2026-05-21
   status Pending 248-char remark

   Show marketing remark (248 chars)

   Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

3. 2026-05-21
   status Pending

   Show marketing remark (248 chars)

   Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

4. 2026-05-18
   listed $79,900 Active 248-char remark

   Show marketing remark (248 chars)

   Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

5. 2026-05-18
   listed $79,900 Active 248-char remark

   Show marketing remark (248 chars)

   Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

6. 2026-05-18
   listed $79,900 Active

   Show marketing remark (248 chars)

   Welcome to 2229 McIlwraith. This 3 bedroom single bath home sits on a double lot with a third lot at 2221 McIlwraith included in the sale. This home is priced to sell and includes immediate possession upon closing. Book your personal showing today.

7. 2014-09-30
   historical
8. 1999-12-31
   historical
9. 1999-08-03
   listed $16,900
10. 1999-08-03
    listed $16,900
11. 1999-07-29
    historical
12. 1999-07-29
    historical
13. 1999-05-13
    listed $31,900
14. 1999-05-13
    listed $31,900

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$182/yr (+$15/mo · 21.0%)

ⓘ 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 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: $11,342
• − Mortgage interest: −$4,476
• − Property taxes: −$867
• − Insurance: −$400
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$2,324
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,315/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

+150.5% since first listed

14 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — SW Michigan MLS
• 2026-05-18 Listed $79,900 REALCOMP
• 2026-05-18 Listed $79,900 SW Michigan MLS
• 2026-05-18 Listed $79,900 MiRealSource-MiMLS
• 2014-09-30 Listing Removed — SW Michigan MLS
• 1999-12-31 Listing Removed — REALCOMP
• 1999-08-03 Listed $16,900 REALCOMP
• 1999-08-03 Listed $16,900 SW Michigan MLS
• 1999-07-29 Listing Removed — SW Michigan MLS
• 1999-07-29 Listing Removed — REALCOMP
• 1999-05-13 Listed $31,900 SW Michigan MLS
• 1999-05-13 Listed $31,900 REALCOMP

Property tax history

+2.6%/yr

Latest (2025): $867 · +2.8% YoY. Source: county tax records.