3290 S Getty St · Norton Shores, MI 49444

$24,900

2 bd · 1.0 ba · 2,400 sqft · MultiFamily · 40 Days on market

Built 1957 Good condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This refurbished two-bedroom, one-bathroom manufactured home offers an affordable path to homeownership with approximately 850 square feet of comfortable living space. The residence features modern essentials such as central heating, in-unit laundry hookups, and a refreshed interior, all situated within a well-maintained community in Norton Shores. Its competitive pricing and move-in-ready condition make it an ideal choice for those seeking a manageable and cost-effective lifestyle. Lot rent: $440

Key facts

• Built 1957
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $25k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 44.5% vs local median 2.9% in Norton Shores — 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 70/100 on livability (#310 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety 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: 239 active listings in the ZIP; 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.90% ✓
• Cap rate: 44.47%
• Cash-on-cash: 136.36%
• DSCR: 7.07
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.66×
• Total profit: $46,444
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 16.13×
• Total profit: $105,493
• Equity at exit: $2,153

Cash invested: $6,972 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $792

Break-even live

Break-even rent $218

Max offer price $24,900

Occupancy floor 30%

Sensitivity live

Price	-10% $809	-5% $801	+0% $792	+5% $784	+10% $775
Rent	-10% $696	-5% $744	+0% $792	+5% $840	+10% $889
Rate	-1.0pp $805	-0.5pp $799	base $792	+0.5pp $786	+1.0pp $779

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $24,900 Active 40 DOM
2. 2026-06-19
   days on market $24,900 Active 38 DOM
3. 2026-06-18
   days on market $24,900 Active 37 DOM
4. 2026-06-17
   days on market $24,900 Active 36 DOM
5. 2026-06-17
   price $24,900 Active 35 DOM
6. 2026-06-16
   days on market $29,900 Active 35 DOM
7. 2026-06-15
   days on market $29,900 Active 34 DOM
8. 2026-06-14
   days on market $29,900 Active 32 DOM
9. 2026-06-13
   days on market $29,900 Active 31 DOM
10. 2026-06-10
    days on market $29,900 Active 29 DOM
11. 2026-06-09
    days on market $29,900 Active 28 DOM
12. 2026-06-08
    days on market $29,900 Active 27 DOM
13. 2026-06-07
    days on market $29,900 Active 26 DOM
14. 2026-06-05
    days on market $29,900 Active 23 DOM
15. 2026-06-03
    days on market $29,900 Active 22 DOM
16. 2026-06-02
    days on market $29,900 Active 21 DOM
17. 2026-06-01
    days on market $29,900 Active 20 DOM
18. 2026-05-31
    days on market $29,900 Active 19 DOM
19. 2026-05-30
    days on market $29,900 Active 18 DOM
20. 2026-05-12
    listed $29,900 Active
21. 2024-04-23
    historical $400
22. 2024-04-10
    listed $400
23. 2024-04-10
    historical $400
24. 2024-03-27
    listed $400
25. 2023-10-08
    historical $400
26. 2023-09-09
    listed $400

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,648
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$724
• Taxable income: $9,688
• Est. tax owed @ 24.0%: −$2,325
• After-tax cash flow: $7,182/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in-ready manufactured home offers a good condition with modern updates and a neutral curb appeal. Simple exterior painting and gutter cleaning would significantly enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and protects the home.
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and protects the home. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Norton Shores

• Score: 70/100
• State rank: #310
• US rank: #7620

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton Shores, MI
• County: Muskegon County · 107,917 people
• City population: 26,372
• 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

7 events — show timeline

• 2026-05-12 Listed $29,900 FSBO.com
• 2024-04-23 Rental Removed $400 APPFOLIO
• 2024-04-10 Listed for Rent $400 APPFOLIO
• 2024-04-10 Rental Removed $400 APPFOLIO
• 2024-03-27 Listed for Rent $400 APPFOLIO
• 2023-10-08 Rental Removed $400 APPFOLIO
• 2023-09-09 Listed for Rent $400 APPFOLIO