2832 6th St · Muskegon Heights, MI 49444

$89,900

6 bd · 2.5 ba · 2,128 sqft · SingleFamily public records · 46 Days on market

Built 1930 6,250 sqft lot Est $145k · 38% under

---

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
• 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

This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

Key facts

• Lower level
• Brand new roof
• Kitchen

Tags

• BRAND NEW ROOF
• ENCLOSED FRONT PORCH
• LIVING ROOM AREA
• KITCHEN
• DINING ROOM
• LOWER LEVEL

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected
• Home design: Craftsman-style single family residence; Built in 1930
• Construction: Vinyl siding; Asphalt roof; Living area approximately 2,128
• Exterior features: Paved road access; Shed(s) on property

Interior

• Kitchen: Kitchen (12 x 132)
• Bedrooms: Primary bedroom (11 x 15); Bedroom 2 (11 x 11); Bedroom 3 (11 x 11); Bedroom 4 (13 x 12); Bedroom 5 (15 x 13); Additional room / other (13 x 11)
• Bathrooms: 2 full bathrooms; Primary bathroom (5 x 8)
• Heating & cooling: Forced air heating
• Interior features: Full basement; 10 total rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 8.4% in Muskegon Heights — 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 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; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 38% 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 19y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $90k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.88% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.62%
• DSCR: 2.23
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $144,704
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2932 5th St	0.12mi	5/2.0 (-1)	1,824 (-14%)	9mo	$20,000	$11	56
120 E Sherman Blvd	0.56mi	7/1.5 (+1)	2,277 (+7%)	14mo	$155,900	$68	42

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: 21.8%
• Equity multiple: 1.89×
• Total profit: $22,440
• Equity at exit: $13,404

10-year hold

• IRR: 29.9%
• Equity multiple: 3.68×
• Total profit: $67,491
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$245 /mo · $2,940/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $579

Break-even live

Break-even rent $954

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $89,900 Active 46 DOM
2. 2026-06-18
   days on market $89,900 Active 45 DOM
3. 2026-06-17
   days on market $89,900 Active 44 DOM
4. 2026-06-16
   days on market $89,900 Active 43 DOM
5. 2026-06-15
   days on market $89,900 Active 42 DOM
6. 2026-06-14
   days on market $89,900 Active 40 DOM
7. 2026-06-13
   days on market $89,900 Active 39 DOM
8. 2026-06-10
   days on market $89,900 Active 37 DOM
9. 2026-06-09
   days on market $89,900 Active 36 DOM
10. 2026-06-08
    days on market $89,900 Active 35 DOM
11. 2026-06-07
    days on market $89,900 Active 34 DOM
12. 2026-06-02
    days on market $89,900 Active 29 DOM
13. 2026-06-01
    days on market $89,900 Active 28 DOM
14. 2026-05-31
    days on market $89,900 Active 27 DOM
15. 2026-05-30
    days on market $89,900 Active 26 DOM
16. 2026-05-18
    price $89,900 582-char remark

    Show marketing remark (582 chars)

    This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

17. 2026-05-18
    price $89,900 582-char remark

    Show marketing remark (582 chars)

    This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

18. 2026-05-18
    price $89,900

    Show marketing remark (582 chars)

    This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

19. 2026-05-04
    listed $99,900 Active 582-char remark

    Show marketing remark (582 chars)

    This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

20. 2026-05-04
    listed $99,900 Active 582-char remark

    Show marketing remark (582 chars)

    This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

21. 2026-05-04
    listed $99,900 Active

    Show marketing remark (582 chars)

    This 6 bedroom 2 bathroom home features a brand new roof. The main level of the home has an enclosed front porch leading into the living room area, kitchen and dining room as well as two main floor bedrooms and a full bathroom. The upstairs has an additional 4 bedrooms and a full bathroom. The lower level includes laundry and a good amount of space for storage. Property has been a rental home and can continue that way or be used for a primary residence with the current tenants lease ending at the end of July. The owner is a licensed real estate agent in the state of Michigan.

22. 2024-07-08
    soldstatus $52,000
23. 2014-09-25
    historical
24. 2014-09-25
    historical
25. 2014-09-24
    historical
26. 2014-09-15
    historical
27. 2011-09-09
    historical
28. 2011-09-09
    historical
29. 2011-07-19
    listed $43,900
30. 2011-07-19
    listed $43,900
31. 2009-06-24
    historical
32. 2009-06-24
    historical
33. 2008-12-04
    listed $44,600
34. 2008-12-04
    listed $44,600
35. 2008-07-31
    historical
36. 2008-07-20
    listed $14,900
37. 2008-07-20
    listed $14,900
38. 2008-06-06
    historical
39. 2008-03-06
    listed $14,900
40. 2008-03-06
    listed $14,900
41. 2008-01-03
    historical
42. 2008-01-03
    historical
43. 2008-01-02
    historical
44. 2008-01-02
    historical
45. 2008-01-02
    historical
46. 2008-01-02
    historical
47. 2007-08-12
    listed $43,900
48. 2007-08-12
    listed $43,900
49. 2007-04-06
    listed $43,900
50. 2007-04-06
    listed $43,900

ⓘ 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: $2,940 · $245/mo
• Projected year-2 tax: $2,940 · $245/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $20,252
• − Mortgage interest: −$5,036
• − Property taxes: −$2,940
• − Insurance: −$450
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$2,615
• Taxable income: $5,971
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,519/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

+104.8% since first listed

39 events — show timeline

• 2026-05-18 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $89,900 REALCOMP
• 2026-05-18 Price Changed $89,900 SW Michigan MLS
• 2026-05-04 Listed $99,900 SW Michigan MLS
• 2026-05-04 Listed $99,900 REALCOMP
• 2026-05-04 Listed $99,900 MiRealSource-MiMLS
• 2024-07-08 Sold (Public Records) $52,000 Public Records
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2011-09-09 Listing Removed — SW Michigan MLS
• 2011-09-09 Listing Removed — REALCOMP
• 2011-07-19 Listed $43,900 SW Michigan MLS
• 2011-07-19 Listed $43,900 REALCOMP
• 2009-06-24 Listing Removed — SW Michigan MLS
• 2009-06-24 Listing Removed — REALCOMP
• 2008-12-04 Listed $44,600 SW Michigan MLS
• 2008-12-04 Listed $44,600 REALCOMP
• 2008-07-31 Listing Removed — REALCOMP
• 2008-07-20 Listed $14,900 REALCOMP
• 2008-07-20 Listed $14,900 SW Michigan MLS
• 2008-06-06 Listing Removed — REALCOMP
• 2008-03-06 Listed $14,900 REALCOMP
• 2008-03-06 Listed $14,900 SW Michigan MLS
• 2008-01-03 Listing Removed — REALCOMP
• 2008-01-03 Listing Removed — REALCOMP
• 2008-01-02 Listing Removed — REALCOMP
• 2008-01-02 Listing Removed — SW Michigan MLS
• 2008-01-02 Listing Removed — REALCOMP
• 2008-01-02 Listing Removed — SW Michigan MLS
• 2007-08-12 Listed $43,900 SW Michigan MLS
• 2007-08-12 Listed $43,900 REALCOMP
• 2007-04-06 Listed $43,900 REALCOMP
• 2007-04-06 Listed $43,900 SW Michigan MLS
• 2007-04-06 Listed $43,900 REALCOMP
• 2007-04-06 Listed $43,900 REALCOMP
• 2007-04-06 Listed $43,900 SW Michigan MLS
• 2007-04-06 Listed $43,900 SW Michigan MLS

Property tax history

+3.9%/yr

Latest (2025): $2,940 · +112.9% YoY. Source: county tax records.