3020 Highland St · Muskegon Heights, MI 49444

$134,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 64 Days on market

Built 1930 3,964 sqft lot Est $129k · at est.

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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 +18.0/30.0
• DSCR +5.6/10.0
• ARV discount +5.6/15.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

Key facts

• Updated appliances
• Near schools
• Near shopping

Tags

• DETACHED SHED
• UPDATED APPLIANCES
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1930; Aluminum siding; Composition roof
• Exterior features: Paved road access; Lot size approximately 0.09 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3 (9 ft length); Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Storm and screen windows; 6 total rooms; Formal dining room; Living room
• Laundry & utility: Laundry room; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (10.3% below list).
• Recommended offer: $121k (10.3% below list) — sets the bar for 1% rule.

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: 239 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $135k implies a 6645% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,033 (10.3% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
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: 0.90% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $129,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220-3224 Jefferson St	0.32mi	3/1.0	1,222 (-1%)	1mo	$127,000	$104	83
3233 Peck St	0.40mi	3/1.0	1,233 (+0%)	2mo	$129,900	$105	80
16 E Cleveland Ave	0.44mi	3/1.0	1,215 (-1%)	1mo	$149,900	$123	77
111 Rotterdam Ave	0.21mi	3/1.0	1,140 (-8%)	2mo	$22,000	$19	76
3035 Lemuel St	0.37mi	3/1.0	1,292 (+5%)	1mo	$74,999	$58	74
3213 Mona St	0.25mi	3/1.0	1,349 (+10%)	0mo	$145,000	$107	72
2913 Lemuel St	0.39mi	3/1.0	1,173 (-5%)	2mo	$65,000	$55	72
3136 Glendale St	0.24mi	4/1.5 (+1)	1,312 (+6%)	4mo	$131,000	$100	67
3332 Mona St	0.37mi	4/1.5 (+1)	1,332 (+8%)	2mo	$145,000	$109	60
26 W Maplewood Ave	0.46mi	3/2.0	1,344 (+9%)	4mo	$101,000	$75	56
3354 Highland St	0.38mi	3/1.0	1,068 (-13%)	6mo	$129,900	$122	55
3225 Maffett St	0.43mi	4/2.0 (+1)	1,064 (-14%)	1mo	$164,697	$155	48

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-14,530
• Equity at exit: $20,114

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,320
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$707
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $116

Break-even live

Break-even rent $1,064

Max offer price $134,900

Occupancy floor 85%

Sensitivity live

Price	-10% $192	-5% $154	+0% $116	+5% $78	+10% $39
Rent	-10% $20	-5% $68	+0% $116	+5% $163	+10% $211
Rate	-1.0pp $184	-0.5pp $150	base $116	+0.5pp $81	+1.0pp $45

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	23d	1	0.31mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	46d	1	0.37mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	0.40mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	23d	1	0.63mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	46d	1	0.76mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	23d	1	1.49mi

Listing history 41 events

1. 2026-06-22
   days on market $134,900 Active 64 DOM
2. 2026-06-19
   days on market $134,900 Active 62 DOM
3. 2026-06-18
   days on market $134,900 Active 61 DOM
4. 2026-06-17
   days on market $134,900 Active 60 DOM
5. 2026-06-16
   days on market $134,900 Active 59 DOM
6. 2026-06-15
   days on market $134,900 Active 58 DOM
7. 2026-06-14
   days on market $134,900 Active 56 DOM
8. 2026-06-13
   days on market $134,900 Active 55 DOM
9. 2026-06-10
   days on market $134,900 Active 53 DOM
10. 2026-06-09
    days on market $134,900 Active 52 DOM
11. 2026-06-08
    days on market $134,900 Active 51 DOM
12. 2026-06-07
    days on market $134,900 Active 50 DOM
13. 2026-06-02
    days on market $134,900 Active 45 DOM
14. 2026-06-01
    days on market $134,900 Active 44 DOM
15. 2026-05-31
    days on market $134,900 Active 43 DOM
16. 2026-05-30
    days on market $134,900 Active 42 DOM
17. 2026-05-06
    price $139,900 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

18. 2026-05-05
    price $139,900 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

19. 2026-05-05
    price $139,900

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

20. 2026-04-19
    status Active 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

21. 2026-04-19
    status Active 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

22. 2026-04-19
    status Active

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

23. 2026-04-11
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

24. 2026-04-11
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

25. 2026-04-11
    status Pending

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

26. 2026-04-10
    listed $149,900 Active 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

27. 2026-04-07
    listed $149,900 Active 525-char remark

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

28. 2026-04-07
    listed $149,900 Active

    Show marketing remark (525 chars)

    Freshly updated and move-in ready, this spacious 5-bedroom, 2-bath home in Muskegon Heights offers both comfort and versatility. Recent improvements include brand-new flooring throughout, fresh interior paint, and updated appliances, giving the home a clean, modern feel. Outside, the property includes a detached shed, offering convenient extra storage for tools, equipment, or seasonal items. Located near schools, shopping, and major roadways, this home combines everyday convenience with plenty of space to fit your needs

29. 2015-02-27
    soldstatus $2,000
30. 2015-02-27
    soldstatus $2,000
31. 2015-01-23
    listed $2,499
32. 2015-01-23
    listed $2,499
33. 2015-01-20
    historical
34. 2015-01-19
    historical
35. 2014-06-24
    listed $2,499
36. 2014-06-24
    listed $2,499
37. 1999-09-02
    soldstatus $21,000
38. 1999-09-02
    soldstatus $21,000
39. 1999-08-31
    soldstatus $21,000
40. 1999-04-22
    listed $18,500
41. 1999-04-22
    listed $18,500

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$578/yr (+$48/mo · 62.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,524
• − Mortgage interest: −$7,556
• − Property taxes: −$922
• − Insurance: −$674
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,924
• Taxable loss: −$877
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,599/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

+656.2% since first listed

25 events — show timeline

• 2026-05-06 Price Changed $139,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $139,900 REALCOMP
• 2026-05-05 Price Changed $139,900 SW Michigan MLS
• 2026-04-19 Relisted — REALCOMP
• 2026-04-19 Relisted — MiRealSource-MiMLS
• 2026-04-19 Relisted — SW Michigan MLS
• 2026-04-11 Pending — REALCOMP
• 2026-04-11 Pending — MiRealSource-MiMLS
• 2026-04-11 Pending — SW Michigan MLS
• 2026-04-10 Listed $149,900 REALCOMP
• 2026-04-07 Listed $149,900 SW Michigan MLS
• 2026-04-07 Listed $149,900 MiRealSource-MiMLS
• 2015-02-27 Sold (MLS) $2,000 SW Michigan MLS
• 2015-02-27 Sold (MLS) $2,000 REALCOMP
• 2015-01-23 Listed $2,499 SW Michigan MLS
• 2015-01-23 Listed $2,499 REALCOMP
• 2015-01-20 Listing Removed — SW Michigan MLS
• 2015-01-19 Listing Removed — REALCOMP
• 2014-06-24 Listed $2,499 REALCOMP
• 2014-06-24 Listed $2,499 SW Michigan MLS
• 1999-09-02 Sold (MLS) $21,000 REALCOMP
• 1999-09-02 Sold (MLS) $21,000 SW Michigan MLS
• 1999-08-31 Sold (Public Records) $21,000 Public Records
• 1999-04-22 Listed $18,500 REALCOMP
• 1999-04-22 Listed $18,500 SW Michigan MLS

Property tax history

+1.5%/yr

Latest (2025): $922 · +2.8% YoY. Source: county tax records.