3028 Morton Ave · Muskegon Heights, MI 49444

$65,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 93 Days on market

Built 1945 5,009 sqft lot Est $59k · 10% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key rental opportunity in Muskegon Heights! This cute 2-bedroom home includes a full basement and is occupied by a dependable long-term tenant who wishes to remain. The property is rental certified and ready to continue generating income from day one. Priced at just $65,000, this is an affordable investment with solid cash-flow potential, perfect for investors looking to grow their portfolio. Schedule your showing today. Buyer to verify all information.

Key facts

• Rental certified
• Full basement
• 5,009 sq ft lot

Tags

• FULL BASEMENT
• RENTAL CERTIFIED
• TURN-KEY RENTAL OPPORTUNITY

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1945; Shingle siding; Composition roof
• Exterior features: Paved road access; Lot approximately 0.12 acres

Interior

• Kitchen: Kitchen (12 x 9)
• Bedrooms: Primary bedroom (12 x 10); Second bedroom (12 x 9)
• Bathrooms: 1 full bathroom (primary bathroom listed)
• Heating & cooling: Forced air heating
• Interior features: Full basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 8.4% in Muskegon Heights — 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 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: 237 active listings in the ZIP; 4 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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.32% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.27%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $59,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3033 Morton Ave	0.03mi	2/1.0	688 (+2%)	7mo	$97,000	$141	89
2817 Mason Blvd	0.22mi	2/1.0	624 (-7%)	1mo	$54,900	$88	77
2827 Mason Blvd	0.20mi	2/1.0	652 (-3%)	18mo	$40,000	$61	70
3133 Sanford St	0.41mi	2/1.0	724 (+8%)	2mo	$50,000	$69	66
224 E Lincoln Ave	0.06mi	3/1.0 (+1)	770 (+15%)	2mo	$90,000	$117	66
142 Harrison Blvd	0.11mi	3/1.0 (+1)	768 (+14%)	3mo	$97,000	$126	64
3300 5th St	0.57mi	2/1.0	704 (+5%)	8mo	$59,500	$85	58
3229 Jefferson St	0.49mi	3/1.0 (+1)	732 (+9%)	2mo	$114,000	$156	56
3304 Sanford St	0.45mi	2/1.0	717 (+7%)	16mo	$35,000	$49	55
3212 5th St	0.54mi	2/1.0	624 (-7%)	14mo	$68,000	$109	52
3364 7th St	0.72mi	1/1.0 (-1)	660 (-2%)	9mo	$39,900	$60	50
2520 Manz St	0.66mi	2/1.0	768 (+14%)	1mo	$54,300	$71	44

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: 9.9%
• Equity multiple: 1.39×
• Total profit: $7,097
• Equity at exit: $9,692

10-year hold

• IRR: 19.0%
• Equity multiple: 2.58×
• Total profit: $28,830
• Equity at exit: $5,620

Cash invested: $18,200 (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: 237
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $277

Break-even live

Break-even rent $505

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $314	-5% $295	+0% $277	+5% $259	+10% $240
Rent	-10% $210	-5% $243	+0% $277	+5% $311	+10% $345
Rate	-1.0pp $310	-0.5pp $294	base $277	+0.5pp $260	+1.0pp $243

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	22d	1	0.78mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	22d	1	0.78mi
2901 Temple St Unit 2 Muskegon Heights, MI	1.0	1.0	400	$750	$1.88	22d	1	0.95mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	22d	1	1.43mi

Listing history 27 events

1. 2026-06-19
   days on market $65,000 Active 93 DOM
2. 2026-06-18
   days on market $65,000 Active 92 DOM
3. 2026-06-17
   days on market $65,000 Active 91 DOM
4. 2026-06-16
   days on market $65,000 Active 90 DOM
5. 2026-06-15
   days on market $65,000 Active 89 DOM
6. 2026-06-14
   days on market $65,000 Active 87 DOM
7. 2026-06-13
   days on market $65,000 Active 86 DOM
8. 2026-06-10
   days on market $65,000 Active 84 DOM
9. 2026-06-09
   days on market $65,000 Active 83 DOM
10. 2026-06-08
    days on market $65,000 Active 82 DOM
11. 2026-06-07
    days on market $65,000 Active 81 DOM
12. 2026-06-02
    days on market $65,000 Active 76 DOM
13. 2026-06-01
    days on market $65,000 Active 75 DOM
14. 2026-05-31
    days on market $65,000 Active 74 DOM
15. 2026-05-30
    days on market $65,000 Active 73 DOM
16. 2026-03-18
    listed $65,000 Active 462-char remark

    Show marketing remark (462 chars)

    Turn-key rental opportunity in Muskegon Heights! This cute 2-bedroom home includes a full basement and is occupied by a dependable long-term tenant who wishes to remain. The property is rental certified and ready to continue generating income from day one. Priced at just $65,000, this is an affordable investment with solid cash-flow potential, perfect for investors looking to grow their portfolio. Schedule your showing today. Buyer to verify all information.

17. 2026-03-18
    listed $65,000 Active 462-char remark

    Show marketing remark (462 chars)

    Turn-key rental opportunity in Muskegon Heights! This cute 2-bedroom home includes a full basement and is occupied by a dependable long-term tenant who wishes to remain. The property is rental certified and ready to continue generating income from day one. Priced at just $65,000, this is an affordable investment with solid cash-flow potential, perfect for investors looking to grow their portfolio. Schedule your showing today. Buyer to verify all information.

18. 2026-03-18
    listed $65,000 Active

    Show marketing remark (462 chars)

    Turn-key rental opportunity in Muskegon Heights! This cute 2-bedroom home includes a full basement and is occupied by a dependable long-term tenant who wishes to remain. The property is rental certified and ready to continue generating income from day one. Priced at just $65,000, this is an affordable investment with solid cash-flow potential, perfect for investors looking to grow their portfolio. Schedule your showing today. Buyer to verify all information.

19. 2022-08-16
    price $850
20. 2014-09-24
    historical
21. 2004-08-02
    historical
22. 2004-04-29
    listed $22,000
23. 2004-04-29
    listed $22,000
24. 2004-04-29
    historical
25. 2004-04-29
    historical
26. 2004-02-02
    listed $22,000
27. 2004-02-02
    listed $22,000

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $684 · $57/mo
• Expected delta: +$317/yr (+$26/mo · 86.3%)

ⓘ 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: $10,263
• − Mortgage interest: −$3,641
• − Property taxes: −$367
• − Insurance: −$325
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,891
• Taxable income: $2,397
• Est. tax owed @ 24.0%: −$575
• After-tax cash flow: $2,750/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

+195.5% since first listed

12 events — show timeline

• 2026-03-18 Listed $65,000 REALCOMP
• 2026-03-18 Listed $65,000 SW Michigan MLS
• 2026-03-18 Listed $65,000 MiRealSource-MiMLS
• 2022-08-16 Price Changed $850 RENT.
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2004-08-02 Listing Removed — REALCOMP
• 2004-04-29 Listing Removed — SW Michigan MLS
• 2004-04-29 Listing Removed — REALCOMP
• 2004-04-29 Listed $22,000 REALCOMP
• 2004-04-29 Listed $22,000 SW Michigan MLS
• 2004-02-02 Listed $22,000 SW Michigan MLS
• 2004-02-02 Listed $22,000 REALCOMP

Property tax history

-4.9%/yr

Latest (2025): $367 · +2.8% YoY. Source: county tax records.