1774 Dyson St · Muskegon, MI 49442

$129,900

3 bd · 1.0 ba · 1,208 sqft · SingleFamily public records · 29 Days on market

Built 1996 5,009 sqft lot Est $137k · at est.

---

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 +18.0/30.0
• ARV discount +9.7/15.0
• 1% rule +6.0/10.0
• DSCR +5.6/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3-bedroom, 1-bath home offering over 1,200 sq ft of comfortable living space in a convenient location close to schools, shopping, restaurants, and everyday amenities. Inside, you'll find fresh paint throughout, new flooring, and a fully renovated kitchen and bathroom blending modern updates with functional living. Step outside to enjoy the back deck overlooking a spacious backyard--perfect for entertaining, pets, or relaxing evenings outdoors. Whether you're a first-time buyer, investor, or looking to downsize, this move-in-ready home offers strong value and versatility in today's market.

Key facts

• Spacious backyard
• Back deck
• 5,009 sq ft lot

Tags

• FULLY RENOVATED KITCHEN
• SPACIOUS BACKYARD
• BACK DECK

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached garage (1 car)
• Security:
• Utilities: Public water; Natural gas available and connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1996; Vinyl siding; Composition roof
• Exterior features: Sidewalk on property; Paved road access

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Five total rooms; Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+8.2%/yr); 289 active listings in the ZIP; 12 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).
• This rent runs 35% of the median local income ($49k/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 $898 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 30y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $130k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.10% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $136,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Mcilwraith St	0.13mi	3/1.0	1,100 (-9%)	2mo	$143,500	$130	77
1873 Valley St	0.43mi	2/1.0 (-1)	1,216 (+1%)	1mo	$113,000	$93	73
769 Catawba Ave	0.53mi	2/1.5 (-1)	1,250 (+4%)	2mo	$165,000	$132	61
1471 Leahy St	0.71mi	3/1.0	1,161 (-4%)	1mo	$166,500	$143	60
1061 E Forest Ave	0.60mi	3/1.0	1,118 (-8%)	2mo	$126,000	$113	58
1919 Brunswick St	0.63mi	3/1.5	1,279 (+6%)	3mo	$152,000	$119	57
2109 Hoyt St	0.69mi	3/1.0	1,128 (-7%)	1mo	$111,137	$99	56
1907 Terrace St	0.43mi	4/2.0 (+1)	1,080 (-11%)	3mo	$170,000	$157	51
1969 Hoyt St	0.58mi	3/1.0	1,040 (-14%)	0mo	$92,500	$89	49
1532 Leahy St	0.64mi	3/1.0	1,376 (+14%)	3mo	$118,850	$86	44
2019 Leahy St	0.69mi	4/1.0 (+1)	1,370 (+13%)	3mo	$133,000	$97	38
712 Evanston Ave	0.69mi	4/1.0 (+1)	1,382 (+14%)	3mo	$62,200	$45	36

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,339
• Equity at exit: $19,369

10-year hold

• IRR: 10.8%
• Equity multiple: 2.05×
• Total profit: $38,221
• Equity at exit: $11,231

Cash invested: $36,372 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$681
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $111

Break-even live

Break-even rent $1,282

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $185	-5% $148	+0% $111	+5% $75	+10% $38
Rent	-10% $-1	-5% $55	+0% $111	+5% $168	+10% $224
Rate	-1.0pp $177	-0.5pp $144	base $111	+0.5pp $78	+1.0pp $44

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.77mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	0.81mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.83mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.86mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	0.95mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.98mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.98mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.12mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	1.22mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	1.22mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.37mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.41mi

Listing history 50 events

1. 2026-06-19
   days on market $129,900 Active 29 DOM
2. 2026-06-18
   days on market $129,900 Active 28 DOM
3. 2026-06-18
   price $129,900 Active 27 DOM
4. 2026-06-17
   days on market $139,900 Active 27 DOM
5. 2026-06-16
   days on market $139,900 Active 26 DOM
6. 2026-06-15
   days on market $139,900 Active 25 DOM
7. 2026-06-14
   days on market $139,900 Active 23 DOM
8. 2026-06-13
   days on market $139,900 Active 22 DOM
9. 2026-06-10
   days on market $139,900 Active 20 DOM
10. 2026-06-09
    days on market $139,900 Active 19 DOM
11. 2026-06-08
    days on market $139,900 Active 18 DOM
12. 2026-06-07
    days on market $139,900 Active 17 DOM
13. 2026-06-05
    days on market $139,900 Active 14 DOM
14. 2026-06-03
    days on market $139,900 Active 13 DOM
15. 2026-06-02
    days on market $139,900 Active 12 DOM
16. 2026-06-01
    days on market $139,900 Active 11 DOM
17. 2026-05-31
    days on market $139,900 Active 10 DOM
18. 2026-05-30
    days on market $139,900 Active 9 DOM
19. 2026-05-21
    listed $139,900 Active

    Show marketing remark (603 chars)

    Updated 3-bedroom, 1-bath home offering over 1,200 sq ft of comfortable living space in a convenient location close to schools, shopping, restaurants, and everyday amenities. Inside, you'll find fresh paint throughout, new flooring, and a fully renovated kitchen and bathroom blending modern updates with functional living. Step outside to enjoy the back deck overlooking a spacious backyard--perfect for entertaining, pets, or relaxing evenings outdoors. Whether you're a first-time buyer, investor, or looking to downsize, this move-in-ready home offers strong value and versatility in today's market.

20. 2026-05-21
    listed $139,900 Active 603-char remark

    Show marketing remark (603 chars)

    Updated 3-bedroom, 1-bath home offering over 1,200 sq ft of comfortable living space in a convenient location close to schools, shopping, restaurants, and everyday amenities. Inside, you'll find fresh paint throughout, new flooring, and a fully renovated kitchen and bathroom blending modern updates with functional living. Step outside to enjoy the back deck overlooking a spacious backyard--perfect for entertaining, pets, or relaxing evenings outdoors. Whether you're a first-time buyer, investor, or looking to downsize, this move-in-ready home offers strong value and versatility in today's market.

21. 2026-05-21
    listed $139,900 Active 603-char remark

    Show marketing remark (603 chars)

    Updated 3-bedroom, 1-bath home offering over 1,200 sq ft of comfortable living space in a convenient location close to schools, shopping, restaurants, and everyday amenities. Inside, you'll find fresh paint throughout, new flooring, and a fully renovated kitchen and bathroom blending modern updates with functional living. Step outside to enjoy the back deck overlooking a spacious backyard--perfect for entertaining, pets, or relaxing evenings outdoors. Whether you're a first-time buyer, investor, or looking to downsize, this move-in-ready home offers strong value and versatility in today's market.

22. 2023-08-05
    historical
23. 2023-08-05
    historical
24. 2023-08-01
    price $140,000
25. 2023-07-31
    price $144,900
26. 2023-07-31
    price $140,000
27. 2023-07-31
    price $144,900
28. 2023-07-31
    price $140,000
29. 2023-07-31
    price $144,900
30. 2023-07-14
    price $140,000
31. 2023-07-13
    price $140,000
32. 2023-07-13
    price $140,000
33. 2023-07-13
    status Active
34. 2023-07-13
    status Active
35. 2023-06-29
    historical
36. 2023-06-29
    historical
37. 2023-06-22
    status Active
38. 2023-06-22
    status Active
39. 2023-06-21
    historical
40. 2023-06-21
    historical
41. 2023-06-04
    price $136,900
42. 2023-06-04
    price $136,900
43. 2023-06-04
    price $136,900
44. 2023-05-19
    listed $144,900 Active
45. 2023-05-19
    listed $144,900 Active
46. 2023-03-03
    soldstatus $47,000
47. 2023-02-28
    soldstatus $68,000 Sold
48. 2023-02-28
    soldstatus $68,000 Sold
49. 2023-01-16
    status Pending
50. 2023-01-16
    status Pending

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,328 · $277/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 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,075
• − Mortgage interest: −$7,276
• − Property taxes: −$3,328
• − Insurance: −$650
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,779
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,503/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): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• 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

+263.4% since first listed

50 events — show timeline

• 2026-05-21 Listed $139,900 REALCOMP
• 2026-05-21 Listed $139,900 MiRealSource-MiMLS
• 2026-05-21 Listed $139,900 SW Michigan MLS
• 2023-08-05 Listing Removed — MiRealSource-MiMLS
• 2023-08-05 Listing Removed — REALCOMP
• 2023-08-01 Price Changed $140,000 MiRealSource-MiMLS
• 2023-07-31 Price Changed $144,900 MiRealSource-MiMLS
• 2023-07-31 Price Changed $140,000 REALCOMP
• 2023-07-31 Price Changed $144,900 REALCOMP
• 2023-07-31 Price Changed $140,000 SW Michigan MLS
• 2023-07-31 Price Changed $144,900 SW Michigan MLS
• 2023-07-14 Price Changed $140,000 MiRealSource-MiMLS
• 2023-07-13 Price Changed $140,000 REALCOMP
• 2023-07-13 Price Changed $140,000 SW Michigan MLS
• 2023-07-13 Relisted — REALCOMP
• 2023-07-13 Relisted — MiRealSource-MiMLS
• 2023-06-29 Listing Removed — MiRealSource-MiMLS
• 2023-06-29 Listing Removed — REALCOMP
• 2023-06-22 Relisted — REALCOMP
• 2023-06-22 Relisted — MiRealSource-MiMLS
• 2023-06-21 Listing Removed — MiRealSource-MiMLS
• 2023-06-21 Listing Removed — REALCOMP
• 2023-06-04 Price Changed $136,900 MiRealSource-MiMLS
• 2023-06-04 Price Changed $136,900 REALCOMP
• 2023-06-04 Price Changed $136,900 SW Michigan MLS
• 2023-05-19 Listed $144,900 MiRealSource-MiMLS
• 2023-05-19 Listed $144,900 REALCOMP
• 2023-03-03 Sold (Public Records) $47,000 Public Records
• 2023-02-28 Sold (MLS) $68,000 SW Michigan MLS
• 2023-02-28 Sold (MLS) $68,000 REALCOMP
• 2023-01-16 Pending — REALCOMP
• 2023-01-16 Pending — MiRealSource-MiMLS
• 2023-01-16 Pending — SW Michigan MLS
• 2022-11-28 Price Changed $95,900 REALCOMP
• 2022-11-28 Relisted — REALCOMP
• 2022-11-28 Relisted — SW Michigan MLS
• 2022-11-28 Price Changed $95,900 SW Michigan MLS
• 2022-09-21 Listing Removed — SW Michigan MLS
• 2022-09-21 Listing Removed — REALCOMP
• 2022-09-08 Listed $119,900 SW Michigan MLS
• 2022-09-08 Listed $95,900 MiRealSource-MiMLS
• 2022-09-08 Listed $119,900 REALCOMP
• 1997-08-28 Listing Removed — SW Michigan MLS
• 1997-08-28 Listing Removed — REALCOMP
• 1997-03-29 Listed $29,900 SW Michigan MLS
• 1997-03-29 Listed $29,900 REALCOMP
• 1996-11-22 Listing Removed — SW Michigan MLS
• 1996-11-22 Listing Removed — REALCOMP
• 1996-10-18 Listed $38,500 SW Michigan MLS
• 1996-10-18 Listed $38,500 REALCOMP

Property tax history

+14.6%/yr

Latest (2025): $3,328 · +35.4% YoY. Source: county tax records.