360 W Hume Ave · Muskegon Heights, MI 49444

$110,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 7 Days on market

Built 1945 6,229 sqft lot Est $76k · 44% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home 3-bedroom home has been totally refreshed and is move-in ready. Its timeless charm is the perfect blend of comfort, style, and functionality. It features custom built-in storage in the primary bedroom, hardwood floors, original wood trim, garage, and full dry basement. It is situated on a quiet residential street with easy access to churches, shopping and the expressway. It has passed all inspections, has a current certificate of occupancy and is affordably priced to sell.

Key facts

• Original wood trim
• Full dry basement
• Hardwood floors

Tags

• CUSTOM BUILT-IN STORAGE
• HARDWOOD FLOORS
• ORIGINAL WOOD TRIM
• FULL DRY BASEMENT
• QUIET RESIDENTIAL STREET
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Natural gas connected
• Home design: Single family residence; Residential property; Built in 1945
• Construction: Shingle siding; Composition roof
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom; Third bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas connected
• Interior features: Six total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.2% vs local median 8.4% in Muskegon Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 30% 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 $761 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $110,000

Questions for the listing agent

1. Built in 1945 — 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 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: 1.21% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $76,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2205 7th St	0.37mi	3/1.0	1,110 (+0%)	6mo	$70,000	$63	77
2017 7th St	0.57mi	3/2.0	1,092 (-1%)	0mo	$126,400	$116	67
2124 Jefferson St	0.55mi	3/1.0	1,080 (-2%)	5mo	$122,000	$113	66
2513 5th St	0.26mi	3/1.0	980 (-11%)	4mo	$50,000	$51	66
2913 Lemuel St	0.61mi	3/1.0	1,173 (+6%)	2mo	$65,000	$55	60
2128 8th St	0.45mi	2/1.0 (-1)	988 (-11%)	2mo	$32,123	$33	55
3031 Lemuel St	0.75mi	3/1.0	1,056 (-4%)	7mo	$129,000	$122	52
2022 8th St	0.55mi	3/1.0	968 (-12%)	4mo	$25,000	$26	50
2933 6th St	0.64mi	2/1.0 (-1)	1,044 (-6%)	8mo	$27,000	$26	50
2416 Maffett St	0.55mi	2/1.0 (-1)	1,204 (+9%)	8mo	$87,500	$73	48
2513 Hoyt St	0.71mi	3/1.0	972 (-12%)	8mo	$67,000	$69	40
161 E Barney Ave	0.73mi	2/1.0 (-1)	962 (-13%)	8mo	$73,000	$76	33

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,806
• Equity at exit: $16,401

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $33,274
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$577
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $356

Break-even live

Break-even rent $882

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $418	-5% $387	+0% $356	+5% $324	+10% $293
Rent	-10% $250	-5% $303	+0% $356	+5% $408	+10% $461
Rate	-1.0pp $411	-0.5pp $384	base $356	+0.5pp $327	+1.0pp $298

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	0.55mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	0.73mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	0.75mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	21d	1	0.88mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	21d	1	0.90mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	44d	1	1.05mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.07mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	21d	1	1.14mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	1.19mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.33mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	1.41mi

Listing history 6 events

1. 2026-06-10
   status $110,000 Pending 7 DOM
2. 2026-06-09
   days on market $110,000 Active 7 DOM
3. 2026-06-08
   days on market $110,000 Active 6 DOM
4. 2026-06-07
   days on market $110,000 Active 5 DOM
5. 2026-06-03
   remarks 487-char remark
6. 2026-06-03
   listed $110,000 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: $891 · $74/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$402/yr (+$33/mo · 45.1%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,988
• − Mortgage interest: −$6,162
• − Property taxes: −$891
• − Insurance: −$550
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,200
• Taxable income: $2,627
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,637/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

+145.0% since first listed

7 events — show timeline

• 2026-06-02 Listed $110,000 MiRealSource-MiMLS
• 2026-06-02 Listed $110,000 SW Michigan MLS
• 2026-06-02 Listed $110,000 REALCOMP
• 2000-04-18 Listing Removed — SW Michigan MLS
• 2000-04-18 Listing Removed — REALCOMP
• 1999-04-22 Listed $44,900 SW Michigan MLS
• 1999-04-22 Listed $44,900 REALCOMP

Property tax history

-0.9%/yr

Latest (2025): $891 · +2.8% YoY. Source: county tax records.