2508 8th St · Muskegon Heights, MI 49444

$99,900

3 bd · 1.0 ba · 612 sqft · SingleFamily public records · 71 Days on market

Built 1930 6,229 sqft lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Listing remarks MLS

Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!

Key facts

• 6,229 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage (1 garage space)
• Utilities: Public water; Natural gas available; Electricity available; Natural gas water heater
• Home design: Single-family residence; Residential property; Built in 1930
• Construction: Aluminum and wood siding
• Exterior features: Paved road access; 0.14-acre lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $100k implies a 88% 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $66,096
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 7th St	0.11mi	2/1.0 (-1)	576 (-6%)	14mo	$72,500	$126	68
3015 Lemuel St	0.71mi	2/1.0 (-1)	592 (-3%)	7mo	$29,900	$51	51
3041 Park St	0.71mi	2/1.0 (-1)	604 (-1%)	16mo	$65,000	$108	47
281 W Keating Ave	0.63mi	3/1.0	660 (+8%)	21mo	$15,000	$23	40
2925 Lemuel St	0.65mi	2/1.0 (-1)	672 (+10%)	21mo	$114,900	$171	31

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,078
• Equity at exit: $14,895

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $27,421
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $303

Break-even live

Break-even rent $787

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $359	-5% $331	+0% $303	+5% $275	+10% $246
Rent	-10% $210	-5% $257	+0% $303	+5% $349	+10% $395
Rate	-1.0pp $353	-0.5pp $328	base $303	+0.5pp $277	+1.0pp $251

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	0.91mi

Listing history 10 events

1. 2026-05-20
   price $99,900 592-char remark

   Show marketing remark (592 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!

2. 2026-05-19
   price $99,900 642-char remark

   Show marketing remark (642 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!Buyer and buyer's agent to verify all information.

3. 2026-05-19
   price $99,900

   Show marketing remark (642 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!Buyer and buyer's agent to verify all information.

4. 2026-04-10
   price $104,900 592-char remark

   Show marketing remark (642 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!Buyer and buyer's agent to verify all information.

5. 2026-04-10
   price $104,900 642-char remark

   Show marketing remark (642 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!Buyer and buyer's agent to verify all information.

6. 2026-04-10
   price $104,900

   Show marketing remark (642 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!Buyer and buyer's agent to verify all information.

7. 2026-03-18
   listed $109,900 Active 642-char remark

   Show marketing remark (592 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!

8. 2026-03-18
   listed $109,900 Active 592-char remark

   Show marketing remark (592 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!

9. 2026-03-18
   listed $109,900 Active

   Show marketing remark (592 chars)

   Charming 3-bedroom bungalow with modern updates throughout! This home features a full basement and a 1-stall garage, offering both functionality and convenience. The interior has been freshly remodeled with all new wiring, plumbing, and windows for added peace of mind. The updated kitchen includes new cabinets and countertops, along with refreshed bathroom fixtures. Enjoy fresh paint throughout and new carpet in the bedrooms, while the living and dining rooms showcase original hardwood floors that add warmth and character. A great move-in-ready opportunity--schedule your showing today!

10. 2016-06-09
    soldstatus $53,000

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$433/yr (+$36/mo · 64.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,043
• − Mortgage interest: −$5,596
• − Property taxes: −$673
• − Insurance: −$500
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,906
• Taxable income: $2,121
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,126/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

+88.5% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-19 Price Changed $99,900 REALCOMP
• 2026-05-19 Price Changed $99,900 SW Michigan MLS
• 2026-04-10 Price Changed $104,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $104,900 REALCOMP
• 2026-04-10 Price Changed $104,900 SW Michigan MLS
• 2026-03-18 Listed $109,900 REALCOMP
• 2026-03-18 Listed $109,900 SW Michigan MLS
• 2026-03-18 Listed $109,900 MiRealSource-MiMLS
• 2016-06-09 Sold (Public Records) $53,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $673 · +2.8% YoY. Source: county tax records.