84 Maple Ct · North Muskegon, MI 49445

$47,900

3 bd · 1.0 ba · 1,125 sqft · Other public records · 32 Days on market

Built 1990 Good condition $630/mo HOA · 32% of rent

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to this charming 2 bedroom, 2 bath mobile home located in Park Meadows, Centrally located in North Muskegon with quick access to all the amenities such as shopping, restaurants, schools, parks and beach. on-site amenities including a clubhouse which is available to rent, and a great gym located in the clubhouse building. A large, self-storage facility next to the property with available storage rental units for your additional storage needs. Located at 84 Maple Court, updated features such as flooring, paint and a steel roof which was added in 2022. Schedule your personal showing today. Buyer's agent and buyers to verify all information. Park approval is required. Lending options are available. Lot rent is approximately $618.00, $12.50 for monthly trash and yard waste pickup. Home is approximately 15.7 ft by 76.4 ft. Need park approval to purchase. Listing agent is also a licensed mobile home dealer. # 1103457

Key facts

• Great gym
• On-site amenities
• Built 1990

Tags

• QUICK ACCESS TO AMENITIES
• ON-SITE AMENITIES
• CLUBHOUSE AVAILABLE TO RENT
• GREAT GYM
• SELF-STORAGE FACILITY
• AVAILABLE STORAGE RENTAL UNITS

Property features AI

Finance

• HOA & community: Association amenities include clubhouse, playground, and pet-friendly policies; Monthly association fee (includes trash)

Exterior

• Utilities: Public water; Natural gas connected; High-speed internet available
• Home design: Ranch-style home; Single-story
• Construction: Built in 1990; Vinyl siding; Metal roof
• Exterior features: Leased land; Shed(s) on the property; Paved road access

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Crawl space and slab basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 4.1% in North 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 77/100 on livability (#129 in MI, #3,195 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Reeths-Puffer Schools (suburban): math 28% / reading 44% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 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

• In year one you build about $5k of equity ($331 loan paydown + $5k appreciation (10.0% local appreciation)).
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $46,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 4.12% ✓
• Cap rate: 22.57%
• Cash-on-cash: 58.12%
• DSCR: 3.59
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.8%
• Equity multiple: 6.06×
• Total profit: $67,848
• Equity at exit: $43,152

10-year hold

• IRR: 64.7%
• Equity multiple: 13.53×
• Total profit: $168,032
• Equity at exit: $93,059

Cash invested: $13,412 (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 49445

• Home prices YoY: 7.2%
• Active inventory: 142
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$251
• Tax from tax record: −$9 /mo · $114/yr
• Insurance: −$20
• HOA: −$630
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $650

Break-even live

Break-even rent $1,153

Max offer price $47,900

Occupancy floor 62%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1990 Pappas Rd Muskegon, MI	3.0	2.0	1468	$1,975	$1.35	21d	1	1.42mi

HOA detail

• Monthly dues: $630 · $7,560/yr
• Likely covers: trashgym

Listing history 20 events

1. 2026-06-19
   days on market $47,900 Active 32 DOM
2. 2026-06-18
   status $47,900 Active 31 DOM
3. 2026-06-18
   days on market $47,900 Active - Contingent 31 DOM
4. 2026-06-17
   days on market $47,900 Active - Contingent 30 DOM
5. 2026-06-16
   days on market $47,900 Active - Contingent 29 DOM
6. 2026-06-15
   days on market $47,900 Active - Contingent 28 DOM
7. 2026-06-14
   days on market $47,900 Active - Contingent 26 DOM
8. 2026-06-13
   days on market $47,900 Active - Contingent 25 DOM
9. 2026-06-10
   days on market $47,900 Active - Contingent 23 DOM
10. 2026-06-09
    days on market $47,900 Active - Contingent 22 DOM
11. 2026-06-09
    status $47,900 Active - Contingent 21 DOM
12. 2026-06-08
    days on market $47,900 Active 21 DOM
13. 2026-06-07
    days on market $47,900 Active 20 DOM
14. 2026-06-02
    days on market $47,900 Active 15 DOM
15. 2026-06-01
    days on market $47,900 Active 14 DOM
16. 2026-05-31
    days on market $47,900 Active 13 DOM
17. 2026-05-30
    days on market $47,900 Active 12 DOM
18. 2026-05-18
    listed $47,900 Active 931-char remark

    Show marketing remark (931 chars)

    Welcome to this charming 2 bedroom, 2 bath mobile home located in Park Meadows, Centrally located in North Muskegon with quick access to all the amenities such as shopping, restaurants, schools, parks and beach. on-site amenities including a clubhouse which is available to rent, and a great gym located in the clubhouse building. A large, self-storage facility next to the property with available storage rental units for your additional storage needs. Located at 84 Maple Court, updated features such as flooring, paint and a steel roof which was added in 2022. Schedule your personal showing today. Buyer's agent and buyers to verify all information. Park approval is required. Lending options are available. Lot rent is approximately $618.00, $12.50 for monthly trash and yard waste pickup. Home is approximately 15.7 ft by 76.4 ft. Need park approval to purchase. Listing agent is also a licensed mobile home dealer. # 1103457

19. 2026-05-18
    listed $47,900 Active

    Show marketing remark (931 chars)

    Welcome to this charming 2 bedroom, 2 bath mobile home located in Park Meadows, Centrally located in North Muskegon with quick access to all the amenities such as shopping, restaurants, schools, parks and beach. on-site amenities including a clubhouse which is available to rent, and a great gym located in the clubhouse building. A large, self-storage facility next to the property with available storage rental units for your additional storage needs. Located at 84 Maple Court, updated features such as flooring, paint and a steel roof which was added in 2022. Schedule your personal showing today. Buyer's agent and buyers to verify all information. Park approval is required. Lending options are available. Lot rent is approximately $618.00, $12.50 for monthly trash and yard waste pickup. Home is approximately 15.7 ft by 76.4 ft. Need park approval to purchase. Listing agent is also a licensed mobile home dealer. # 1103457

20. 2026-05-18
    listed $47,900 Active 931-char remark

    Show marketing remark (931 chars)

    Welcome to this charming 2 bedroom, 2 bath mobile home located in Park Meadows, Centrally located in North Muskegon with quick access to all the amenities such as shopping, restaurants, schools, parks and beach. on-site amenities including a clubhouse which is available to rent, and a great gym located in the clubhouse building. A large, self-storage facility next to the property with available storage rental units for your additional storage needs. Located at 84 Maple Court, updated features such as flooring, paint and a steel roof which was added in 2022. Schedule your personal showing today. Buyer's agent and buyers to verify all information. Park approval is required. Lending options are available. Lot rent is approximately $618.00, $12.50 for monthly trash and yard waste pickup. Home is approximately 15.7 ft by 76.4 ft. Need park approval to purchase. Listing agent is also a licensed mobile home dealer. # 1103457

ⓘ 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: $114 · $9/mo
• Projected year-2 tax: $426 · $35/mo
• Expected delta: +$312/yr (+$26/mo · 274.2%)

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

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$2,683
• − Property taxes: −$114
• − Insurance: −$240
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$7,560
• − Depreciation: −$1,393
• Taxable income: $7,918
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $5,895/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — updates the home's look and feel

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — updates the home's look and feel ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Reeths-Puffer Schools
• NCES district ID: 2629540
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,223
• Composite: 31.62/100
• National rank: #5942
• State rank: #254 of 540 in MI

Livability — North Muskegon

• Score: 77/100
• State rank: #129
• US rank: #3195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,090

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 10% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 40.82%
• Current HPI: 605.31
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $47,900 REALCOMP
• 2026-05-18 Listed $47,900 MiRealSource-MiMLS
• 2026-05-18 Listed $47,900 SW Michigan MLS

Property tax history

+37.6%/yr

Latest (2025): $114 · +2.1% YoY. Source: county tax records.