320 Myrtle Ave · Muskegon, MI 49442

$114,900

2 bd · 1.0 ba · 854 sqft · SingleFamily public records · 175 Days on market

Built 1930 4,617 sqft lot Est $164k · 30% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• 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

Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

Key facts

• Storage room
• Laundry area
• Bonus room

Tags

• ENCLOSED PORCH
• BONUS ROOM
• FULL BASEMENT
• LAUNDRY AREA
• STORAGE ROOM

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1930; Vinyl siding; Composition roof
• Exterior features: Paved road access; Lot approximately 0.11 acres

Interior

• Kitchen: Kitchen (10 x 11)
• Bedrooms: Primary bedroom (9 x 9); Bedroom 2 (9 x 9); Bedroom 3 (7 x 9)
• Bathrooms: 1 full bathroom (8 x 9)
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 15 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 32% 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 $794 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 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: 1.13% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $163,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
357 Amity Ave	0.17mi	2/1.0	930 (+9%)	6mo	$52,500	$56	72
922 Emerald St	0.18mi	2/1.0	912 (+7%)	13mo	$59,900	$66	70
759 Emerald St	0.02mi	3/1.0 (+1)	974 (+14%)	2mo	$67,500	$69	69
517 Allen Ave	0.34mi	3/1.0 (+1)	900 (+5%)	6mo	$119,900	$133	65
539 Alva St	0.45mi	2/1.0	780 (-9%)	5mo	$149,900	$192	61
1077 Sophia St	0.38mi	2/1.0	979 (+15%)	2mo	$193,000	$197	56
645 Amity Ave	0.44mi	3/1.0 (+1)	936 (+10%)	11mo	$178,350	$191	49
502 E Isabella Ave	0.45mi	2/1.0	960 (+12%)	11mo	$185,000	$193	49
312 Jackson Ave	0.44mi	3/2.0 (+1)	950 (+11%)	6mo	$198,000	$208	46
687 Leonard Ave	0.71mi	2/1.0	930 (+9%)	7mo	$124,900	$134	46
346 Wood St	0.58mi	3/1.0 (+1)	960 (+12%)	10mo	$234,500	$244	39
1221 Sanford St	0.73mi	3/2.0 (+1)	950 (+11%)	2mo	$199,900	$210	36

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,624
• Equity at exit: $17,132

10-year hold

• IRR: 16.6%
• Equity multiple: 2.69×
• Total profit: $54,229
• Equity at exit: $9,934

Cash invested: $32,172 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$603
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $241

Break-even live

Break-even rent $993

Max offer price $114,900

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.08mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.18mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.42mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	0.57mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	0.61mi
1021 Jefferson St Muskegon, MI	1.0	1.0	696	$826	$1.19	21d	3	0.63mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.67mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	21d	1	0.76mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	43d	1	0.77mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	43d	1	0.86mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	21d	1	0.86mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,070	$1.23	21d	1	0.96mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	1.12mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	1.43mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	1.49mi

Listing history 50 events

1. 2026-06-08
   days on market $114,900 Active 175 DOM
2. 2026-06-07
   days on market $114,900 Active 174 DOM
3. 2026-06-05
   days on market $114,900 Active 171 DOM
4. 2026-06-03
   days on market $114,900 Active 170 DOM
5. 2026-06-02
   days on market $114,900 Active 169 DOM
6. 2026-06-01
   days on market $114,900 Active 168 DOM
7. 2026-05-31
   days on market $114,900 Active 167 DOM
8. 2026-05-30
   days on market $114,900 Active 166 DOM
9. 2026-04-01
   price $114,900 433-char remark

   Show marketing remark (433 chars)

   Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

10. 2026-04-01
    price $114,900 433-char remark

    Show marketing remark (433 chars)

    Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

11. 2026-04-01
    price $114,900

    Show marketing remark (433 chars)

    Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

12. 2025-12-15
    listed $124,900 Active 433-char remark

    Show marketing remark (433 chars)

    Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

13. 2025-12-15
    listed $124,900 Active 433-char remark

    Show marketing remark (433 chars)

    Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

14. 2025-12-15
    listed $124,900 Active

    Show marketing remark (433 chars)

    Home is For Sale Only. NO Land contracts and not a Rental. 3 Bedroom bungalow located in Muskegon. Enclosed porch is spacious enough for an entrance Drop Zone and a coffee nook. Off the kitchen is a bonus room that could be used as a home office/den or guest room. Full basement offers laundry area and a storage room. Short distance from highways, downtown farmers market, summer time festivals, shops, restaurants and so much more.

15. 2022-12-22
    soldstatus $85,000 Sold
16. 2022-12-22
    soldstatus $85,000 Closed
17. 2022-12-22
    soldstatus $85,000 Sold
18. 2022-12-19
    status Pending
19. 2022-12-19
    status Pending
20. 2022-12-19
    status Pending
21. 2022-11-19
    listed $99,900 Active
22. 2022-11-19
    listed $99,900 Active
23. 2022-11-19
    listed $99,900 Active
24. 2017-11-06
    soldstatus $32,500
25. 2017-11-06
    soldstatus $32,500 Sold
26. 2017-10-20
    status Pending
27. 2017-10-17
    listed $34,900 Active
28. 2017-10-16
    listed $34,900
29. 2014-09-26
    historical
30. 2014-09-25
    historical
31. 2014-09-24
    historical
32. 2014-09-24
    historical
33. 2014-09-24
    historical
34. 2014-09-16
    historical
35. 2014-09-15
    historical
36. 2011-02-07
    historical
37. 2010-09-07
    listed $32,900
38. 2010-09-07
    listed $32,900
39. 2010-08-30
    soldstatus $19,000
40. 2010-08-30
    soldstatus $19,000
41. 2010-07-18
    listed $29,900
42. 2010-07-18
    listed $29,900
43. 2009-11-05
    historical
44. 2009-05-05
    listed $24,900
45. 2009-05-05
    listed $24,900
46. 2008-11-20
    historical
47. 2008-05-20
    listed $34,900
48. 2008-05-20
    listed $34,900
49. 2008-04-18
    historical
50. 2007-10-22
    listed $39,000

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: +$80/yr (+$7/mo · 5.0%)

ⓘ 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: $15,581
• − Mortgage interest: −$6,436
• − Property taxes: −$1,609
• − Insurance: −$574
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,343
• Taxable income: $1,126
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,625/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

+618.1% since first listed

53 events — show timeline

• 2026-04-01 Price Changed $114,900 MiRealSource-MiMLS
• 2026-04-01 Price Changed $114,900 REALCOMP
• 2026-04-01 Price Changed $114,900 SW Michigan MLS
• 2025-12-15 Listed $124,900 REALCOMP
• 2025-12-15 Listed $124,900 SW Michigan MLS
• 2025-12-15 Listed $124,900 MiRealSource-MiMLS
• 2022-12-22 Sold (MLS) $85,000 SW Michigan MLS
• 2022-12-22 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2022-12-22 Sold (MLS) $85,000 REALCOMP
• 2022-12-19 Pending — MiRealSource-MiMLS
• 2022-12-19 Pending — REALCOMP
• 2022-12-19 Pending — SW Michigan MLS
• 2022-11-19 Listed $99,900 SW Michigan MLS
• 2022-11-19 Listed $99,900 MiRealSource-MiMLS
• 2022-11-19 Listed $99,900 REALCOMP
• 2017-11-06 Sold (MLS) $32,500 SW Michigan MLS
• 2017-11-06 Sold (MLS) $32,500 REALCOMP
• 2017-10-20 Pending — SW Michigan MLS
• 2017-10-17 Listed $34,900 SW Michigan MLS
• 2017-10-16 Listed $34,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2011-02-07 Listing Removed — REALCOMP
• 2010-09-07 Listed $32,900 REALCOMP
• 2010-09-07 Listed $32,900 SW Michigan MLS
• 2010-08-30 Sold (MLS) $19,000 REALCOMP
• 2010-08-30 Sold (MLS) $19,000 SW Michigan MLS
• 2010-07-18 Listed $29,900 REALCOMP
• 2010-07-18 Listed $29,900 SW Michigan MLS
• 2009-11-05 Listing Removed — REALCOMP
• 2009-05-05 Listed $24,900 REALCOMP
• 2009-05-05 Listed $24,900 SW Michigan MLS
• 2008-11-20 Listing Removed — REALCOMP
• 2008-05-20 Listed $34,900 REALCOMP
• 2008-05-20 Listed $34,900 SW Michigan MLS
• 2008-04-18 Listing Removed — REALCOMP
• 2007-10-22 Listed $39,000 REALCOMP
• 2007-10-22 Listed $39,000 SW Michigan MLS
• 2007-08-13 Listing Removed — REALCOMP
• 2007-02-13 Listed $43,000 REALCOMP
• 2007-02-13 Listed $43,000 SW Michigan MLS
• 2005-01-31 Listing Removed — REALCOMP
• 2005-01-25 Sold (Public Records) $11,000 Public Records
• 2004-11-30 Listing Removed — REALCOMP
• 2004-11-30 Listed $13,000 REALCOMP
• 2004-11-30 Listed $13,000 SW Michigan MLS
• 2004-08-17 Listed $16,000 REALCOMP
• 2004-08-17 Listed $16,000 SW Michigan MLS

Property tax history

+8.2%/yr

Latest (2025): $1,609 · +2.2% YoY. Source: county tax records.