423 Collins Ave · Muskegon Heights, MI 49444

$124,900

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 9 Days on market

Built 1925 10,019 sqft lot

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.3/10.0
• 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

Beautifully redone and move-in ready, this charming ranch-style home offers the perfect blend of modern updates and everyday convenience. Fresh paint throughout creates a bright and welcoming atmosphere, while the updated kitchen features crisp white cabinetry, stylish butcher block countertops, and stainless steel appliances. You'll love the convenience of main-floor laundry and the abundance of storage provided by the huge closets. The detached 2-stall garage adds functionality, and the spacious lot offers plenty of room for outdoor enjoyment, entertaining, or gardening. With its desirable ranch layout, updated finishes, and exceptional storage, this home is a must-see for buyers seeking comfort, style, and value.

Key facts

• Huge closets
• Updated kitchen
• Main-floor laundry

Tags

• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• MAIN-FLOOR LAUNDRY
• HUGE CLOSETS
• DETACHED 2-STALL GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Ranch-style single family home; Built in 1925; Paved road access
• Construction: Vinyl siding; Shingle roof; Approximately 790 sq ft living area
• Exterior features: Sidewalk; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (approx. 11.08 x 9.25); Second bedroom (approx. 9.00 x 9.17)
• Bathrooms: 1 full bathroom (approx. 6.25 x 7.42)
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; 6 total rooms; Crawl space basement
• Laundry & utility: Laundry room (approx. 6.25 x 5.42)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $45 ($544/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.4% below list).
• Recommended offer: $103k (17.4% below list) — sets the bar for 1% rule.

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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,146 (17.4% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $62,946
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2818 Riordan St	0.19mi	2/1.0	792 (-2%)	4mo	$33,500	$42	85
2906 Reynolds St	0.26mi	2/1.0	800 (-1%)	4mo	$50,000	$63	83
142 Harrison Blvd	0.18mi	3/1.0 (+1)	768 (-5%)	3mo	$97,000	$126	77
2833 Hoyt St	0.36mi	2/1.0	848 (+5%)	4mo	$90,000	$106	72
224 E Lincoln Ave	0.32mi	3/1.0 (+1)	770 (-5%)	2mo	$90,000	$117	71
2520 Manz St	0.53mi	2/1.0	768 (-5%)	1mo	$54,300	$71	66
3017 Merriam St	0.51mi	2/1.0	864 (+7%)	5mo	$49,900	$58	60
2933 Baker St	0.47mi	2/1.0	900 (+12%)	1mo	$111,000	$123	58
3237 Sanford St	0.73mi	2/1.0	776 (-4%)	5mo	$16,000	$21	56
2618 Hoyt St	0.53mi	3/1.0 (+1)	878 (+9%)	1mo	$74,900	$85	54
15 E Lincoln Ave	0.57mi	2/1.0	888 (+10%)	6mo	$69,000	$78	51
3133 Sanford St	0.69mi	2/1.0	724 (-10%)	2mo	$50,000	$69	49

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-17,395
• Equity at exit: $18,623

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-11,601
• Equity at exit: $10,799

Cash invested: $34,972 (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 49444

• Active inventory: 239
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$655
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $45

Break-even live

Break-even rent $974

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $116	-5% $81	+0% $45	+5% $10	+10% $-25
Rent	-10% $-36	-5% $5	+0% $45	+5% $86	+10% $127
Rate	-1.0pp $108	-0.5pp $77	base $45	+0.5pp $13	+1.0pp $-20

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	23d	1	0.31mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,249	$1.14	23d	1	0.91mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	23d	1	0.95mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	23d	1	0.95mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	23d	1	1.22mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	46d	1	1.24mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	1.31mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	23d	1	1.43mi

Listing history 8 events

1. 2026-06-22
   days on market $124,900 Active 9 DOM
2. 2026-06-19
   days on market $124,900 Active 7 DOM
3. 2026-06-18
   days on market $124,900 Active 6 DOM
4. 2026-06-17
   days on market $124,900 Active 5 DOM
5. 2026-06-16
   days on market $124,900 Active 4 DOM
6. 2026-06-15
   days on market $124,900 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $124,900 Active 1 DOM

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$587/yr (+$49/mo · 78.2%)

ⓘ 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: $12,378
• − Mortgage interest: −$6,996
• − Property taxes: −$750
• − Insurance: −$624
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,633
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $930/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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $124,900 MiRealSource-MiMLS
• 2026-06-12 Listed $124,900 SW Michigan MLS

Property tax history

-0.1%/yr

Latest (2025): $750 · +44.0% YoY. Source: county tax records.