1641 Beidler St · Muskegon, MI 49441

$125,000

5 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 57 Days on market

Built 1949 5,663 sqft lot Est $217k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR’S SPECIAL – 5 BEDROOM HOME WITH DUPLEX POTENTIAL! Large 5 bedroom, 2.5 bathroom home packed with opportunity. The property features brand-new exterior vinyl siding, a spacious layout, and a full basement offering endless possibilities for renovation and added value. This home was previously configured as a duplex and can be easily converted back, creating the perfect house-hack opportunity—live in one unit while renting the other for steady rental income. Interior needs TLC, making it ideal for investors, flippers, or buyers looking to customize and build equity. With its size, flexibility, and income potential, this property is ready for its next transformation.

Key facts

• Full basement
• Steady rental income
• 5,663 sq ft lot

Tags

• FULL BASEMENT
• HOUSE-HACK OPPORTUNITY
• STEADY RENTAL INCOME

Property features AI

Finance

• Other: No pool
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning; Two levels; Fixer condition
• Construction: Vinyl siding; Block foundation; Built area above grade: 1,812
• Exterior features: City lot; Paved public road access; Subdivision: MUSKEGON; Cross streets: Beidler / W Dale

Interior

• Kitchen: Gas water heater
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has cooling (type: Other)
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+18.1%/yr); 268 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $10k; list at $125k implies a 1216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1949 — 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 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?
5. 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?
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 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: 1.55% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.84%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $217,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 6th St	0.61mi	5/1.5	1,800 (-1%)	10mo	$190,000	$106	60
908 Ireland Ave	0.21mi	4/1.5 (-1)	1,670 (-8%)	12mo	$200,000	$120	60
1469 Park St	0.40mi	5/1.5	1,700 (-6%)	12mo	$136,900	$81	59
2137 Hudson St	0.68mi	4/2.0 (-1)	1,761 (-3%)	0mo	$270,000	$153	58
213 Washington Ave	0.66mi	4/1.0 (-1)	1,807 (-0%)	2mo	$149,000	$82	58
1631 Davis St	0.60mi	4/2.0 (-1)	1,856 (+2%)	13mo	$249,900	$135	53
1092 Ireland Ave	0.45mi	4/2.0 (-1)	1,582 (-13%)	8mo	$246,000	$155	46
982 Ireland Ave	0.30mi	4/2.0 (-1)	2,042 (+13%)	16mo	$200,000	$98	46
548-552 W Muskegon Ave	0.51mi	5/2.0	2,008 (+11%)	16mo	$289,000	$144	45
314 W Southern Ave	0.51mi	4/1.5 (-1)	1,558 (-14%)	2mo	$141,400	$91	45
1978 Nevada St	0.58mi	4/1.5 (-1)	2,064 (+14%)	6mo	$220,000	$107	38
1083 Washington Ave	0.50mi	4/1.0 (-1)	1,543 (-15%)	10mo	$235,000	$152	35

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: 21.3%
• Equity multiple: 1.93×
• Total profit: $32,446
• Equity at exit: $18,638

10-year hold

• IRR: 32.6%
• Equity multiple: 4.70×
• Total profit: $129,656
• 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 49441

• Rents YoY: 18.1%
• Active inventory: 268
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $666

Break-even live

Break-even rent $1,097

Max offer price $125,000

Occupancy floor 61%

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: —

Listing history 42 events

1. 2026-06-19
   days on market $125,000 Active 57 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-14
   days on market $125,000 Active 51 DOM
7. 2026-06-13
   days on market $125,000 Active 50 DOM
8. 2026-06-10
   days on market $125,000 Active 48 DOM
9. 2026-06-09
   days on market $125,000 Active 47 DOM
10. 2026-06-08
    days on market $125,000 Active 46 DOM
11. 2026-06-07
    days on market $125,000 Active 45 DOM
12. 2026-06-05
    days on market $125,000 Active 42 DOM
13. 2026-06-03
    days on market $125,000 Active 41 DOM
14. 2026-06-02
    days on market $125,000 Active 40 DOM
15. 2026-06-01
    days on market $125,000 Active 39 DOM
16. 2026-05-31
    days on market $125,000 Active 38 DOM
17. 2026-05-30
    days on market $125,000 Active 37 DOM
18. 2026-04-23
    listed $125,000 Active

    Show marketing remark (698 chars)

    INVESTOR’S SPECIAL – 5 BEDROOM HOME WITH DUPLEX POTENTIAL! Large 5 bedroom, 2.5 bathroom home packed with opportunity. The property features brand-new exterior vinyl siding, a spacious layout, and a full basement offering endless possibilities for renovation and added value. This home was previously configured as a duplex and can be easily converted back, creating the perfect house-hack opportunity—live in one unit while renting the other for steady rental income. Interior needs TLC, making it ideal for investors, flippers, or buyers looking to customize and build equity. With its size, flexibility, and income potential, this property is ready for its next transformation.

19. 2026-04-23
    listed $125,000 Active 698-char remark

    Show marketing remark (698 chars)

    INVESTOR’S SPECIAL – 5 BEDROOM HOME WITH DUPLEX POTENTIAL! Large 5 bedroom, 2.5 bathroom home packed with opportunity. The property features brand-new exterior vinyl siding, a spacious layout, and a full basement offering endless possibilities for renovation and added value. This home was previously configured as a duplex and can be easily converted back, creating the perfect house-hack opportunity—live in one unit while renting the other for steady rental income. Interior needs TLC, making it ideal for investors, flippers, or buyers looking to customize and build equity. With its size, flexibility, and income potential, this property is ready for its next transformation.

20. 2023-01-02
    historical
21. 2023-01-02
    historical
22. 2022-12-23
    listed $99,900 Active
23. 2022-12-23
    listed $99,900 Active
24. 2022-12-21
    historical
25. 2022-12-21
    historical
26. 2022-10-04
    status Active
27. 2022-10-04
    status Active
28. 2022-09-14
    status Pending
29. 2022-09-14
    status Pending
30. 2022-08-22
    listed $99,000 Active
31. 2022-08-22
    listed $99,000 Active
32. 2014-09-26
    historical
33. 2007-04-02
    soldstatus $9,500
34. 2007-01-04
    listed $10,000
35. 2006-11-01
    historical
36. 2006-04-11
    listed $55,000
37. 2006-04-11
    listed $55,000
38. 2006-03-30
    historical
39. 2006-03-30
    historical
40. 2006-03-09
    listed $75,000
41. 2006-03-09
    listed $75,000
42. 2002-12-17
    soldstatus $45,000

ⓘ 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: $1,904 · $159/mo
• Projected year-2 tax: $1,915 · $160/mo
• Expected delta: +$10/yr (+$1/mo · 0.5%)

ⓘ 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: $23,276
• − Mortgage interest: −$7,002
• − Property taxes: −$1,904
• − Insurance: −$625
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$3,636
• Taxable income: $6,384
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $6,460/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): 36,779
• Household income: $67,427
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 938.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

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: ▼ -448.86%
• Current HPI: 263.8317
• Rent YoY: ▲ 18.11%
• 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

+177.8% since first listed

25 events — show timeline

• 2026-04-23 Listed $125,000 REALCOMP
• 2026-04-23 Listed $125,000 MiRealSource-MiMLS
• 2023-01-02 Listing Removed — MiRealSource-MiMLS
• 2023-01-02 Listing Removed — REALCOMP
• 2022-12-23 Listed $99,900 MiRealSource-MiMLS
• 2022-12-23 Listed $99,900 REALCOMP
• 2022-12-21 Listing Removed — MiRealSource-MiMLS
• 2022-12-21 Listing Removed — REALCOMP
• 2022-10-04 Relisted — MiRealSource-MiMLS
• 2022-10-04 Relisted — REALCOMP
• 2022-09-14 Pending — MiRealSource-MiMLS
• 2022-09-14 Pending — REALCOMP
• 2022-08-22 Listed $99,000 MiRealSource-MiMLS
• 2022-08-22 Listed $99,000 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2007-04-02 Sold (MLS) $9,500 REALCOMP
• 2007-01-04 Listed $10,000 REALCOMP
• 2006-11-01 Listing Removed — REALCOMP
• 2006-04-11 Listed $55,000 REALCOMP
• 2006-04-11 Listed $55,000 SW Michigan MLS
• 2006-03-30 Listing Removed — REALCOMP
• 2006-03-30 Listing Removed — SW Michigan MLS
• 2006-03-09 Listed $75,000 REALCOMP
• 2006-03-09 Listed $75,000 SW Michigan MLS
• 2002-12-17 Sold (Public Records) $45,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,904 · -22.5% YoY. Source: county tax records.