2017 7th St · Muskegon Heights, MI 49444

$124,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 6 Days on market

Built 1928 6,229 sqft lot Est $123k · at est.

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.0/15.0
• 1% rule +5.5/10.0
• 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

Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

Key facts

• Kitchen appliances
• White cabinets
• Front porch

Tags

• FRONT PORCH
• WHITE CABINETS
• KITCHEN APPLIANCES
• VINYL REPLACEMENT WINDOWS
• STORAGE SPACE
• SECOND FULL BATH

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1928; Aluminum and vinyl siding; Composition roof
• Exterior features: Paved road access

Interior

• Bedrooms: Bedrooms: (see room details)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; 5 total rooms; Full basement

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 $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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; 16 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 22y 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 $64k; list at $125k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $123,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 7th St	0.00mi	3/2.0 (+1)	1,092 (0%)	0mo	$126,400	$116	91
2124 Jefferson St	0.25mi	3/1.0 (+1)	1,080 (-1%)	5mo	$122,000	$113	77
2128 8th St	0.12mi	2/1.0	988 (-10%)	2mo	$32,123	$33	77
2022 8th St	0.04mi	3/1.0 (+1)	968 (-11%)	4mo	$25,000	$26	71
262 W Forest Ave	0.57mi	2/1.0	1,127 (+3%)	5mo	$160,000	$142	64
1560 6th St	0.62mi	2/1.0	1,040 (-5%)	0mo	$89,000	$86	63
2109 Hoyt St	0.57mi	3/1.0 (+1)	1,128 (+3%)	1mo	$111,137	$99	62
329 W Forest Ave	0.54mi	2/1.0	1,008 (-8%)	1mo	$131,000	$130	61
1969 Hoyt St	0.58mi	3/1.0 (+1)	1,040 (-5%)	0mo	$92,500	$89	60
1699 Sanford St	0.51mi	3/2.0 (+1)	1,176 (+8%)	1mo	$159,000	$135	54
1499 Park St	0.72mi	3/1.0 (+1)	1,186 (+9%)	0mo	$150,048	$127	47
2513 5th St	0.61mi	3/1.0 (+1)	980 (-10%)	4mo	$50,000	$51	46

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,305
• Equity at exit: $18,623

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $14,554
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$655
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $235

Break-even live

Break-even rent $1,010

Max offer price $124,900

Occupancy floor 77%

Sensitivity live

Price	-10% $306	-5% $270	+0% $235	+5% $199	+10% $164
Rent	-10% $132	-5% $183	+0% $235	+5% $286	+10% $338
Rate	-1.0pp $298	-0.5pp $267	base $235	+0.5pp $202	+1.0pp $170

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	0.63mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	21d	1	0.72mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	0.80mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	21d	1	0.84mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	21d	1	0.84mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.85mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	1.08mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	1.12mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	1.15mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	1.19mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	1.31mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	1.31mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.33mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	1.34mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.44mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.45mi

Listing history 31 events

1. 2026-05-08
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

2. 2026-05-08
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

3. 2026-05-08
   status Pending

   Show marketing remark (531 chars)

   Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

4. 2026-05-01
   listed $124,900 Active 531-char remark

   Show marketing remark (531 chars)

   Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

5. 2026-05-01
   listed $124,900 Active 531-char remark

   Show marketing remark (531 chars)

   Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

6. 2026-05-01
   listed $124,900 Active

   Show marketing remark (531 chars)

   Nicely updated three bedroom, two full bath home for sale with immediate occupancy. The front porch is inviting and ushers you into a freshly designed space with new flooring and modern paint scheme. You'll love the white cabinets, included kitchen appliances, and move-in ready quality of this home. Features vinyl replacement windows, roof new in 2018, and nice layout. The basement features tons of storage space and a second full bath. Close to schools, parks, and more. Schedule your showing today and see it before it's gone.

7. 2023-10-28
   historical $1,200
8. 2023-09-03
   listed $1,200
9. 2022-10-31
   soldstatus $64,000
10. 2022-10-24
    soldstatus $64,000 Sold
11. 2022-10-24
    soldstatus $64,000 Sold
12. 2022-09-02
    status Pending
13. 2022-08-06
    status Pending
14. 2022-08-06
    status Pending
15. 2022-08-05
    historical
16. 2022-07-28
    price $69,900
17. 2022-07-27
    price $69,900
18. 2022-07-07
    listed $75,000 Active
19. 2022-07-07
    listed $75,000 Active
20. 2022-07-07
    listed $69,900
21. 2014-09-25
    historical
22. 2014-09-24
    historical
23. 2007-11-06
    historical
24. 2006-06-25
    listed $62,900
25. 2006-06-25
    listed $62,900
26. 2006-06-12
    historical
27. 2005-03-22
    listed $61,900
28. 2005-03-22
    listed $61,900
29. 2004-07-16
    listed $28,000
30. 2004-07-16
    listed $28,000
31. 2003-04-04
    soldstatus $56,625

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$418/yr (+$35/mo · 38.4%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,683
• − Mortgage interest: −$6,996
• − Property taxes: −$1,087
• − Insurance: −$624
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,633
• Taxable income: $832
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,618/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

+120.6% since first listed

31 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — SW Michigan MLS
• 2026-05-01 Listed $124,900 SW Michigan MLS
• 2026-05-01 Listed $124,900 REALCOMP
• 2026-05-01 Listed $124,900 MiRealSource-MiMLS
• 2023-10-28 Rental Removed $1,200 PROPERTYWARE
• 2023-09-03 Listed for Rent $1,200 PROPERTYWARE
• 2022-10-31 Sold (Public Records) $64,000 Public Records
• 2022-10-24 Sold (MLS) $64,000 SW Michigan MLS
• 2022-10-24 Sold (MLS) $64,000 REALCOMP
• 2022-09-02 Pending — SW Michigan MLS
• 2022-08-06 Pending — SW Michigan MLS
• 2022-08-06 Pending — REALCOMP
• 2022-08-05 Listing Removed — MiRealSource-MiMLS
• 2022-07-28 Price Changed $69,900 REALCOMP
• 2022-07-27 Price Changed $69,900 SW Michigan MLS
• 2022-07-07 Listed $69,900 MiRealSource-MiMLS
• 2022-07-07 Listed $75,000 SW Michigan MLS
• 2022-07-07 Listed $75,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2007-11-06 Listing Removed — REALCOMP
• 2006-06-25 Listed $62,900 REALCOMP
• 2006-06-25 Listed $62,900 SW Michigan MLS
• 2006-06-12 Listing Removed — REALCOMP
• 2005-03-22 Listed $61,900 REALCOMP
• 2005-03-22 Listed $61,900 SW Michigan MLS
• 2004-07-16 Listed $28,000 SW Michigan MLS
• 2004-07-16 Listed $28,000 REALCOMP
• 2003-04-04 Sold (Public Records) $56,625 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,087 · +2.8% YoY. Source: county tax records.