1776 Mcilwrath St · Muskegon, MI 49442

$104,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 221 Days on market

Built 1938 4,792 sqft lot Est $128k · 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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +8.9/10.0
• 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

Welcome to a superb investment opportunity in the heart of Muskegon, a market currently seeing median home price increases and strong demand for rental units. Whether you're an experienced investor looking to expand your portfolio or an owner -occupant ready for the financial freedom of 'house hacking' the duplex is a must-see. Nice Two Family freshly painted interior and power washed exterior newer siding, roof H2O heater. Vacant and ez to show. 2Bed 1Bath Lower unit rented for $925.00 . Upstairs 1Bed 1Bath rented for$795 Separate utilities

Key facts

• Newer roof
• Newer siding
• Newer h2o heater

Tags

• FRESHLY PAINTED INTERIOR
• POWER WASHED EXTERIOR
• NEWER SIDING
• NEWER ROOF
• NEWER H2O HEATER

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 125 (0.11 acre)

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer available
• Home design: Residential income property; Multi-family
• Construction: Vinyl siding
• Exterior features: Composition roof; Public maintained road

Interior

• Heating & cooling: Forced air heating; Wall furnace; Natural gas heating; Has heating
• Interior features: Basement present; Forced air heating; Wall furnace; Natural gas heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 290 active listings in the ZIP; 11 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).
• This rent runs 37% 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 $725 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 28y 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: property tax is 3.5% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1938 — 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: 1.41% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $128,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1676 Pine St	0.28mi	3/1.0	1,451 (+12%)	3mo	$29,000	$20	60
1919 Brunswick St	0.74mi	3/1.5	1,279 (-1%)	3mo	$152,000	$119	59
769 Catawba Ave	0.58mi	2/1.5 (-1)	1,250 (-4%)	2mo	$165,000	$132	58
1532 Leahy St	0.54mi	3/1.0	1,376 (+6%)	3mo	$118,850	$86	58
257 Catherine Ave	0.72mi	3/1.0	1,311 (+1%)	3mo	$108,000	$82	58
1873 Valley St	0.55mi	2/1.0 (-1)	1,216 (-6%)	1mo	$113,000	$93	54
2019 Leahy St	0.59mi	4/1.0 (+1)	1,370 (+6%)	3mo	$133,000	$97	52
1699 Sanford St	0.73mi	3/2.0	1,176 (-9%)	1mo	$159,000	$135	50
1471 Leahy St	0.61mi	3/1.0	1,161 (-10%)	1mo	$166,500	$143	49
2109 Hoyt St	0.61mi	3/1.0	1,128 (-13%)	1mo	$111,137	$99	45
712 Evanston Ave	0.72mi	4/1.0 (+1)	1,382 (+7%)	3mo	$62,200	$45	44
1061 E Forest Ave	0.71mi	3/1.0	1,118 (-14%)	2mo	$126,000	$113	38

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: 6.7%
• Equity multiple: 1.28×
• Total profit: $8,240
• Equity at exit: $15,641

10-year hold

• IRR: 20.7%
• Equity multiple: 3.23×
• Total profit: $65,558
• Equity at exit: $9,070

Cash invested: $29,372 (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 49442

• Rents YoY: 8.2%
• Active inventory: 290
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$550
• Tax from tax record: −$304 /mo · $3,647/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $271

Break-even live

Break-even rent $1,136

Max offer price $104,900

Occupancy floor 77%

Sensitivity live

Price	-10% $331	-5% $301	+0% $271	+5% $242	+10% $212
Rent	-10% $155	-5% $213	+0% $271	+5% $330	+10% $388
Rate	-1.0pp $324	-0.5pp $298	base $271	+0.5pp $244	+1.0pp $217

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	0.65mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	22d	1	0.66mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	22d	1	0.80mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	22d	1	0.86mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	22d	1	0.94mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	1.08mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	22d	1	1.18mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	1.18mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	22d	1	1.23mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	22d	1	1.38mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	22d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $104,900 Active 221 DOM
2. 2026-06-19
   days on market $104,900 Active 219 DOM
3. 2026-06-18
   days on market $104,900 Active 218 DOM
4. 2026-06-17
   days on market $104,900 Active 217 DOM
5. 2026-06-16
   days on market $104,900 Active 216 DOM
6. 2026-06-15
   days on market $104,900 Active 215 DOM
7. 2026-06-14
   days on market $104,900 Active 213 DOM
8. 2026-06-13
   days on market $104,900 Active 212 DOM
9. 2026-06-10
   days on market $104,900 Active 210 DOM
10. 2026-06-09
    days on market $104,900 Active 209 DOM
11. 2026-06-08
    days on market $104,900 Active 208 DOM
12. 2026-06-07
    days on market $104,900 Active 207 DOM
13. 2026-06-05
    days on market $104,900 Active 204 DOM
14. 2026-06-03
    days on market $104,900 Active 203 DOM
15. 2026-06-02
    days on market $104,900 Active 202 DOM
16. 2026-06-01
    days on market $104,900 Active 201 DOM
17. 2026-05-31
    days on market $104,900 Active 200 DOM
18. 2026-05-30
    days on market $104,900 Active 199 DOM
19. 2025-12-19
    price $104,900 547-char remark

    Show marketing remark (547 chars)

    Welcome to a superb investment opportunity in the heart of Muskegon, a market currently seeing median home price increases and strong demand for rental units. Whether you're an experienced investor looking to expand your portfolio or an owner -occupant ready for the financial freedom of 'house hacking' the duplex is a must-see. Nice Two Family freshly painted interior and power washed exterior newer siding, roof H2O heater. Vacant and ez to show. 2Bed 1Bath Lower unit rented for $925.00 . Upstairs 1Bed 1Bath rented for$795 Separate utilities

20. 2025-12-18
    price $104,900
21. 2025-11-12
    listed $109,900 Active

    Show marketing remark (547 chars)

    Welcome to a superb investment opportunity in the heart of Muskegon, a market currently seeing median home price increases and strong demand for rental units. Whether you're an experienced investor looking to expand your portfolio or an owner -occupant ready for the financial freedom of 'house hacking' the duplex is a must-see. Nice Two Family freshly painted interior and power washed exterior newer siding, roof H2O heater. Vacant and ez to show. 2Bed 1Bath Lower unit rented for $925.00 . Upstairs 1Bed 1Bath rented for$795 Separate utilities

22. 2025-11-12
    listed $109,900 Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to a superb investment opportunity in the heart of Muskegon, a market currently seeing median home price increases and strong demand for rental units. Whether you're an experienced investor looking to expand your portfolio or an owner -occupant ready for the financial freedom of 'house hacking' the duplex is a must-see. Nice Two Family freshly painted interior and power washed exterior newer siding, roof H2O heater. Vacant and ez to show. 2Bed 1Bath Lower unit rented for $925.00 . Upstairs 1Bed 1Bath rented for$795 Separate utilities

23. 2025-10-31
    status Pending
24. 2025-10-31
    status Pending
25. 2025-10-31
    historical
26. 2025-10-31
    historical
27. 2025-09-17
    price $109,900
28. 2025-09-17
    price $109,900
29. 2025-07-19
    price $114,900
30. 2025-07-19
    price $114,900
31. 2025-06-25
    price $125,000
32. 2025-06-25
    price $125,000
33. 2025-03-25
    listed $140,000 Active
34. 2025-03-25
    listed $140,000 Active
35. 2024-03-29
    soldstatus $112,003
36. 2024-03-27
    soldstatus $112,003 Sold
37. 2024-03-27
    soldstatus $112,003 Sold
38. 2024-03-27
    soldstatus $112,003 Closed
39. 2024-03-14
    status Pending
40. 2024-03-14
    status Pending
41. 2024-03-14
    status Pending
42. 2024-03-12
    price $114,900
43. 2024-03-12
    price $114,900
44. 2024-03-11
    price $114,900
45. 2024-02-23
    listed $119,900 Active
46. 2024-02-23
    listed $119,900 Active
47. 2024-02-23
    listed $119,900 Active
48. 2021-05-06
    soldstatus $87,500
49. 2021-04-30
    soldstatus $87,500 Sold
50. 2021-04-30
    soldstatus $87,500 Sold

ⓘ 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: $3,647 · $304/mo
• Projected year-2 tax: $3,647 · $304/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: $17,760
• − Mortgage interest: −$5,876
• − Property taxes: −$3,647
• − Insurance: −$524
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,052
• Taxable income: $1,819
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $2,821/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

+427.1% since first listed

55 events — show timeline

• 2025-12-19 Price Changed $104,900 MiRealSource-MiMLS
• 2025-12-18 Price Changed $104,900 REALCOMP
• 2025-11-12 Listed $109,900 REALCOMP
• 2025-11-12 Listed $109,900 MiRealSource-MiMLS
• 2025-10-31 Pending — MiRealSource-MiMLS
• 2025-10-31 Pending — REALCOMP
• 2025-10-31 Listing Removed — REALCOMP
• 2025-10-31 Listing Removed — MiRealSource-MiMLS
• 2025-09-17 Price Changed $109,900 MiRealSource-MiMLS
• 2025-09-17 Price Changed $109,900 REALCOMP
• 2025-07-19 Price Changed $114,900 MiRealSource-MiMLS
• 2025-07-19 Price Changed $114,900 REALCOMP
• 2025-06-25 Price Changed $125,000 MiRealSource-MiMLS
• 2025-06-25 Price Changed $125,000 REALCOMP
• 2025-03-25 Listed $140,000 REALCOMP
• 2025-03-25 Listed $140,000 MiRealSource-MiMLS
• 2024-03-29 Sold (Public Records) $112,003 Public Records
• 2024-03-27 Sold (MLS) $112,003 MiRealSource-MiMLS
• 2024-03-27 Sold (MLS) $112,003 SW Michigan MLS
• 2024-03-27 Sold (MLS) $112,003 REALCOMP
• 2024-03-14 Pending — REALCOMP
• 2024-03-14 Pending — MiRealSource-MiMLS
• 2024-03-14 Pending — SW Michigan MLS
• 2024-03-12 Price Changed $114,900 MiRealSource-MiMLS
• 2024-03-12 Price Changed $114,900 REALCOMP
• 2024-03-11 Price Changed $114,900 SW Michigan MLS
• 2024-02-23 Listed $119,900 MiRealSource-MiMLS
• 2024-02-23 Listed $119,900 SW Michigan MLS
• 2024-02-23 Listed $119,900 REALCOMP
• 2021-05-06 Sold (Public Records) $87,500 Public Records
• 2021-04-30 Sold (MLS) $87,500 SW Michigan MLS
• 2021-04-30 Sold (MLS) $87,500 REALCOMP
• 2021-03-19 Pending — REALCOMP
• 2021-03-19 Pending — SW Michigan MLS
• 2021-03-19 Relisted — REALCOMP
• 2021-03-19 Relisted — SW Michigan MLS
• 2021-02-14 Pending — REALCOMP
• 2021-02-14 Pending — SW Michigan MLS
• 2021-02-03 Price Changed $89,900 REALCOMP
• 2021-02-03 Price Changed $89,900 SW Michigan MLS
• 2021-01-29 Listed $89,900 MiRealSource-MiMLS
• 2021-01-29 Listed $91,900 SW Michigan MLS
• 2021-01-29 Listed $91,900 REALCOMP
• 2020-10-29 Sold (Public Records) $51,600 Public Records
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2010-05-17 Listed $25,900 SW Michigan MLS
• 2004-10-25 Listing Removed — SW Michigan MLS
• 2004-08-16 Listed $18,900 SW Michigan MLS
• 2002-11-07 Sold (Public Records) $65,000 Public Records
• 2002-01-04 Listed $30,900 SW Michigan MLS
• 2001-03-26 Listed $29,900 SW Michigan MLS
• 1999-03-31 Sold (MLS) $18,000 SW Michigan MLS
• 1998-10-15 Listed $19,900 SW Michigan MLS

Property tax history

+12.7%/yr

Latest (2025): $3,647 · +109.2% YoY. Source: county tax records.