889 Fleming Ave · Muskegon, MI 49442

$125,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 61 Days on market

Built 1920 4,661 sqft lot Est $124k · 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 +15.3/30.0
• ARV discount +7.3/15.0
• DSCR +4.7/10.0
• Rent growth +4.6/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

Key facts

• Fenced-in back yard
• Extra insulation
• 4,661 sq ft lot

Tags

• NEWER KITCHEN APPLIANCES
• FENCED-IN BACK YARD
• EXTRA INSULATION

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 1-car garage
• Security:
• Utilities: Public water; Electricity available; Natural gas connected; Cable connected; High-speed internet
• Home design: Ranch-style single-family home; Single story; Built in 1920
• Construction: Vinyl siding; Composition roof; Built in 1920
• Exterior features: Paved road access; Lot approximately 0.11 acres

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms:
• Flooring:
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Four total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $45 ($537/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 $113k (9.5% below list).
• Recommended offer: $113k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Muskegon — 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 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment 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: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 13 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 $864 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 61 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 15y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,074 (9.5% below list)

Questions for the listing agent

1. It's been on market 61 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 1920 — 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: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $124,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1195 S Getty St	0.42mi	2/1.0	864 (0%)	3mo	$55,000	$64	78
1735 Superior St	0.37mi	2/1.0	887 (+3%)	2mo	$79,000	$89	77
1071 Kampenga Ave	0.24mi	2/1.0	816 (-6%)	4mo	$140,000	$172	77
1147 Mclaughlin Ave	0.51mi	2/1.0	902 (+4%)	1mo	$145,000	$161	68
1768 Elwood St	0.42mi	3/1.0 (+1)	816 (-6%)	6mo	$60,000	$74	61
1687 Smith St	0.72mi	2/1.0	840 (-3%)	1mo	$105,900	$126	61
1255 Langeland Ave	0.51mi	2/1.0	792 (-8%)	2mo	$109,900	$139	60
1177 Emerson Ave	0.36mi	2/1.0	984 (+14%)	0mo	$142,000	$144	60
1636 Wood St	0.62mi	3/1.0 (+1)	912 (+6%)	2mo	$131,500	$144	55
1099 Francis Ave	0.36mi	3/1.5 (+1)	970 (+12%)	1mo	$199,900	$206	55
1775 Mcilwraith St	0.60mi	2/1.0	960 (+11%)	6mo	$92,000	$96	49
1060 Green St	0.67mi	3/1.0 (+1)	948 (+10%)	0mo	$173,000	$182	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.67×
• Total profit: $-11,421
• Equity at exit: $18,638

10-year hold

• IRR: 6.6%
• Equity multiple: 1.60×
• Total profit: $20,954
• Equity at exit: $10,808

Cash invested: $35,000 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$656
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $45

Break-even live

Break-even rent $1,074

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $116	-5% $80	+0% $45	+5% $9	+10% $-26
Rent	-10% $-45	-5% $0	+0% $45	+5% $89	+10% $134
Rate	-1.0pp $108	-0.5pp $77	base $45	+0.5pp $12	+1.0pp $-21

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.51mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.99mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.01mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	1.03mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	1.08mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	1.10mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	1.36mi
1021 Jefferson St Muskegon, MI	1.0	1.0	696	$826	$1.19	21d	3	1.40mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	44d	1	1.41mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	21d	1	1.41mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,070	$1.23	21d	1	1.42mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	1.45mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.46mi

Listing history 50 events

1. 2026-06-19
   days on market $125,000 Active 61 DOM
2. 2026-06-18
   days on market $125,000 Active 60 DOM
3. 2026-06-17
   days on market $125,000 Active 59 DOM
4. 2026-06-16
   days on market $125,000 Active 58 DOM
5. 2026-06-15
   days on market $125,000 Active 57 DOM
6. 2026-06-14
   days on market $125,000 Active 55 DOM
7. 2026-06-13
   days on market $125,000 Active 54 DOM
8. 2026-06-10
   days on market $125,000 Active 52 DOM
9. 2026-06-09
   days on market $125,000 Active 51 DOM
10. 2026-06-08
    days on market $125,000 Active 50 DOM
11. 2026-06-07
    pricedays on market $125,000 Active 49 DOM
12. 2026-06-05
    days on market $130,000 Active 46 DOM
13. 2026-06-03
    days on market $130,000 Active 45 DOM
14. 2026-06-02
    days on market $130,000 Active 44 DOM
15. 2026-06-01
    days on market $130,000 Active 43 DOM
16. 2026-05-31
    days on market $130,000 Active 42 DOM
17. 2026-05-30
    pricedays on market $130,000 Active 41 DOM
18. 2026-05-18
    status Active 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

19. 2026-05-18
    status Active 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

20. 2026-05-18
    status Active

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

21. 2026-04-16
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

22. 2026-04-16
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

23. 2026-04-16
    status Pending

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

24. 2026-04-15
    price $135,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

25. 2026-04-15
    status Active 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

26. 2026-04-15
    price $135,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

27. 2026-04-15
    status Active 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

28. 2026-04-15
    status Active

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

29. 2026-04-15
    price $135,000

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

30. 2026-03-13
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

31. 2026-03-13
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

32. 2026-03-13
    status Pending

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

33. 2026-03-12
    price $130,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

34. 2026-03-11
    price $130,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

35. 2026-03-11
    price $130,000

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

36. 2026-02-25
    price $141,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

37. 2026-02-25
    price $141,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

38. 2026-02-25
    price $141,000

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

39. 2026-02-20
    price $147,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

40. 2026-02-20
    price $147,000 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

41. 2026-02-20
    price $147,000

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

42. 2026-02-13
    listed $150,000 Active 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

43. 2026-02-13
    listed $150,000 Active 419-char remark

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

44. 2026-02-13
    listed $150,000 Active

    Show marketing remark (419 chars)

    Check out this cute 2 bedroom, 1 bathroom home conveniently located in Muskegon. Home has newer kitchen appliances, windows, roof, A/C unit and furnace. All of the bigger ticket items are already taken care of so that you can move right in. Home also features a fenced-in back yard and 1 stall garage. Extra insulation has been added keeping it nice and cozy during the long winter. Schedule your private showing today.

45. 2025-01-23
    soldstatus $133,400
46. 2025-01-21
    soldstatus $133,400 Sold
47. 2025-01-21
    soldstatus $133,400 Closed
48. 2025-01-21
    soldstatus $133,400 Closed
49. 2024-12-19
    status Pending
50. 2024-12-19
    status Pending

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,808 · $151/mo
• Expected delta: +$117/yr (+$10/mo · 6.9%)

ⓘ 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 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: $13,569
• − Mortgage interest: −$7,002
• − Property taxes: −$1,691
• − Insurance: −$625
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,636
• Taxable loss: −$1,557
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $911/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)

• 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 — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• 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

+1873.7% since first listed

58 events — show timeline

• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-18 Relisted — REALCOMP
• 2026-05-18 Relisted — SW Michigan MLS
• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-04-16 Pending — SW Michigan MLS
• 2026-04-15 Price Changed $135,000 MiRealSource-MiMLS
• 2026-04-15 Relisted — REALCOMP
• 2026-04-15 Price Changed $135,000 REALCOMP
• 2026-04-15 Relisted — MiRealSource-MiMLS
• 2026-04-15 Relisted — SW Michigan MLS
• 2026-04-15 Price Changed $135,000 SW Michigan MLS
• 2026-03-13 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — REALCOMP
• 2026-03-13 Pending — SW Michigan MLS
• 2026-03-12 Price Changed $130,000 MiRealSource-MiMLS
• 2026-03-11 Price Changed $130,000 REALCOMP
• 2026-03-11 Price Changed $130,000 SW Michigan MLS
• 2026-02-25 Price Changed $141,000 MiRealSource-MiMLS
• 2026-02-25 Price Changed $141,000 REALCOMP
• 2026-02-25 Price Changed $141,000 SW Michigan MLS
• 2026-02-20 Price Changed $147,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $147,000 REALCOMP
• 2026-02-20 Price Changed $147,000 SW Michigan MLS
• 2026-02-13 Listed $150,000 SW Michigan MLS
• 2026-02-13 Listed $150,000 REALCOMP
• 2026-02-13 Listed $150,000 MiRealSource-MiMLS
• 2025-01-23 Sold (Public Records) $133,400 Public Records
• 2025-01-21 Sold (MLS) $133,400 MiRealSource-MiMLS
• 2025-01-21 Sold (MLS) $133,400 REALCOMP
• 2025-01-21 Sold (MLS) $133,400 SW Michigan MLS
• 2024-12-19 Pending — REALCOMP
• 2024-12-19 Pending — MiRealSource-MiMLS
• 2024-12-19 Pending — SW Michigan MLS
• 2024-12-17 Price Changed $126,900 MiRealSource-MiMLS
• 2024-12-17 Price Changed $126,900 REALCOMP
• 2024-12-17 Price Changed $126,900 SW Michigan MLS
• 2024-12-10 Price Changed $127,900 MiRealSource-MiMLS
• 2024-12-10 Price Changed $127,900 REALCOMP
• 2024-12-10 Price Changed $127,900 SW Michigan MLS
• 2024-12-04 Price Changed $128,900 MiRealSource-MiMLS
• 2024-12-04 Price Changed $128,900 REALCOMP
• 2024-12-03 Price Changed $128,900 SW Michigan MLS
• 2024-11-07 Listed $129,900 MiRealSource-MiMLS
• 2024-11-07 Listed $129,900 REALCOMP
• 2024-11-07 Listed $129,900 SW Michigan MLS
• 2021-09-02 Sold (Public Records) $80,000 Public Records
• 2021-09-01 Sold (MLS) $80,000 SW Michigan MLS
• 2021-09-01 Sold (MLS) $80,000 REALCOMP
• 2021-08-03 Pending — REALCOMP
• 2021-08-03 Pending — SW Michigan MLS
• 2021-07-29 Listed $64,900 MiRealSource-MiMLS
• 2021-07-29 Listed $64,900 SW Michigan MLS
• 2021-07-29 Listed $64,900 REALCOMP
• 2011-05-23 Sold (MLS) $7,000 REALCOMP
• 2011-05-23 Sold (MLS) $7,000 SW Michigan MLS
• 2011-02-22 Listed $6,840 REALCOMP
• 2011-02-22 Listed $6,840 SW Michigan MLS

Property tax history

+6.3%/yr

Latest (2025): $1,691 · +31.3% YoY. Source: county tax records.