3201 6th St · Muskegon Heights, MI 49444

$94,900

5 bd · 1.0 ba · 1,408 sqft · MultiFamily public records · 4 Days on market

Built 1927 3,920 sqft lot Est $97k · at est.

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

Key facts

• Roof in great shape
• Strong mechanicals
• Immediate possession

Tags

• MAJOR UPDATES
• ROOF IN GREAT SHAPE
• STRONG MECHANICALS
• LOCAL AMENITIES
• COMMUTER ROUTES
• IMMEDIATE POSSESSION

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 14.8% 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; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/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 $656 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 + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 21 sale attempts since 26y 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.
• Current owner paid $32k; list at $95k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1927 — 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. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.21%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $97,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2936 Sanford St	0.31mi	4/2.0 (-1)	1,568 (+11%)	3mo	$107,900	$69	55

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: 24.8%
• Equity multiple: 2.03×
• Total profit: $27,251
• Equity at exit: $14,150

10-year hold

• IRR: 32.6%
• Equity multiple: 3.96×
• Total profit: $78,667
• Equity at exit: $8,205

Cash invested: $26,572 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $669

Break-even live

Break-even rent $813

Max offer price $94,900

Occupancy floor 55%

Sensitivity live

Price	-10% $723	-5% $696	+0% $669	+5% $642	+10% $615
Rent	-10% $538	-5% $603	+0% $669	+5% $735	+10% $800
Rate	-1.0pp $717	-0.5pp $693	base $669	+0.5pp $644	+1.0pp $619

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,660
Total (2 units)			$1,660

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-03-24
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

2. 2026-03-24
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

3. 2026-03-24
   status Pending

   Show marketing remark (872 chars)

   Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

4. 2026-03-20
   listed $94,900 Active 872-char remark

   Show marketing remark (872 chars)

   Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

5. 2026-03-20
   listed $94,900 Active 872-char remark

   Show marketing remark (872 chars)

   Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

6. 2026-03-20
   listed $94,900 Active

   Show marketing remark (872 chars)

   Opportunity knocks with this versatile 4-bedroom, 2-bath home in Muskegon! Previously used as a long-term rental, this property is now being offered vacant--making it an excellent option for both investors looking to add to their portfolio or owner-occupants ready to make it their own. The home is in solid, functional condition with major updates already handled, including a roof in great shape and strong mechanicals, giving you peace of mind on the big-ticket items. With four bedrooms and two full bathrooms, there's plenty of space and flexibility for a variety of living arrangements. Whether you're looking for a turnkey rental, a light cosmetic refresh project, or an affordable primary residence, this property offers strong potential and value. Conveniently located near local amenities, schools, and commuter routes. Vacant and ready for immediate possession.

7. 2026-01-26
   historical $1,295
8. 2026-01-17
   listed $1,295
9. 2025-08-28
   historical $1,295
10. 2025-08-10
    listed $1,295
11. 2024-08-07
    historical $1,245
12. 2024-07-26
    listed $1,245
13. 2019-10-01
    soldstatus $32,000
14. 2019-10-01
    soldstatus $32,000 Sold
15. 2019-09-20
    status Pending
16. 2019-09-16
    listed $34,900
17. 2019-09-16
    listed $34,900 Active
18. 2019-09-16
    listed $34,900
19. 2014-12-23
    historical
20. 2014-10-16
    historical
21. 2014-10-16
    historical
22. 2014-09-25
    historical
23. 2014-09-24
    historical
24. 2006-11-03
    soldstatus $28,000
25. 2006-11-03
    soldstatus $28,000
26. 2006-10-02
    listed $29,900
27. 2006-10-02
    listed $29,900
28. 2006-08-25
    historical
29. 2006-05-25
    listed $29,900
30. 2006-05-25
    listed $29,900
31. 2006-05-24
    historical
32. 2006-05-24
    historical
33. 2006-01-09
    listed $34,900
34. 2006-01-09
    listed $34,900
35. 2005-12-31
    historical
36. 2005-05-16
    listed $39,900
37. 2005-05-16
    listed $39,900
38. 2005-05-16
    historical
39. 2004-09-04
    listed $39,900
40. 2004-03-08
    listed $49,900
41. 2003-08-21
    listed $49,000
42. 2002-09-24
    soldstatus $22,000
43. 2000-09-19
    listed $36,500

ⓘ 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: $1,262 · $105/mo
• Projected year-2 tax: $1,362 · $113/mo
• Expected delta: +$100/yr (+$8/mo · 7.9%)

ⓘ 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 · 14 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: $19,920
• − Mortgage interest: −$5,316
• − Property taxes: −$1,262
• − Insurance: −$474
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$2,761
• Taxable income: $6,920
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $6,368/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

+160.0% since first listed

43 events — show timeline

• 2026-03-24 Pending — MiRealSource-MiMLS
• 2026-03-24 Pending — REALCOMP
• 2026-03-24 Pending — SW Michigan MLS
• 2026-03-20 Listed $94,900 SW Michigan MLS
• 2026-03-20 Listed $94,900 REALCOMP
• 2026-03-20 Listed $94,900 MiRealSource-MiMLS
• 2026-01-26 Rental Removed $1,295 SHOWMOJO
• 2026-01-17 Listed for Rent $1,295 SHOWMOJO
• 2025-08-28 Rental Removed $1,295 SHOWMOJO
• 2025-08-10 Listed for Rent $1,295 SHOWMOJO
• 2024-08-07 Rental Removed $1,245 SHOWMOJO
• 2024-07-26 Listed for Rent $1,245 SHOWMOJO
• 2019-10-01 Sold (MLS) $32,000 SW Michigan MLS
• 2019-10-01 Sold (MLS) $32,000 REALCOMP
• 2019-09-20 Pending — SW Michigan MLS
• 2019-09-16 Listed $34,900 MiRealSource-MiMLS
• 2019-09-16 Listed $34,900 SW Michigan MLS
• 2019-09-16 Listed $34,900 REALCOMP
• 2014-12-23 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2006-11-03 Sold (MLS) $28,000 REALCOMP
• 2006-11-03 Sold (MLS) $28,000 SW Michigan MLS
• 2006-10-02 Listed $29,900 REALCOMP
• 2006-10-02 Listed $29,900 SW Michigan MLS
• 2006-08-25 Listing Removed — REALCOMP
• 2006-05-25 Listed $29,900 REALCOMP
• 2006-05-25 Listed $29,900 SW Michigan MLS
• 2006-05-24 Listing Removed — SW Michigan MLS
• 2006-05-24 Listing Removed — REALCOMP
• 2006-01-09 Listed $34,900 SW Michigan MLS
• 2006-01-09 Listed $34,900 REALCOMP
• 2005-12-31 Listing Removed — REALCOMP
• 2005-05-16 Listing Removed — SW Michigan MLS
• 2005-05-16 Listed $39,900 REALCOMP
• 2005-05-16 Listed $39,900 SW Michigan MLS
• 2004-09-04 Listed $39,900 SW Michigan MLS
• 2004-03-08 Listed $49,900 SW Michigan MLS
• 2003-08-21 Listed $49,000 SW Michigan MLS
• 2002-09-24 Sold (Public Records) $22,000 Public Records
• 2000-09-19 Listed $36,500 SW Michigan MLS

Property tax history

+1.0%/yr

Latest (2025): $1,262 · +2.8% YoY. Source: county tax records.