167 Maple Ct · North Muskegon, MI 49445

$64,900

3 bd · 1.0 ba · 1,216 sqft · Other public records · 10 Days on market

Built 2003 Good condition $53/sqft · 30% above area Est $50k · 30% over ↓ 29% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

Key facts

• Fresh paint
• Newer roof
• Hot water heater

Tags

• NEWER ROOF
• FURNACE
• HOT WATER HEATER
• CENTRAL AIR
• FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Directions: US 31 to M120 Exit, west on M120, west on Giles, enter Park Meadows Mobile Home Community
• HOA & community: Association amenities include clubhouse, fitness center, meeting room, playground, and storage; Has association

Exterior

• Utilities: Public water
• Home design: Residential property; Other architectural style
• Construction: Built in 2003; Vinyl siding; Asphalt roof; Living area approximately 1216
• Exterior features: Leased land; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 7 total rooms; Basement is slab

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 26.8% 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Recommended offer $64,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.04% ✓
• Cap rate: 26.85%
• Cash-on-cash: 73.41%
• DSCR: 4.27
• GRM: 2.7

CMA / ARV

• ARV (median comp): $50,000
• List price: $64,900
• Delta: 29.80%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 84.0%
• Equity multiple: 6.84×
• Total profit: $106,183
• Equity at exit: $58,467

10-year hold

• IRR: 78.5%
• Equity multiple: 15.15×
• Total profit: $257,069
• Equity at exit: $126,086

Cash invested: $18,172 (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 49445

• Home prices YoY: 7.2%
• Active inventory: 142
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $1,112

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 39%

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: $16,225
• Closing costs: $1,947
• 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	1.33mi

Listing history 26 events

1. 2026-05-04
   status Pending 676-char remark

   Show marketing remark (676 chars)

   Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

2. 2026-05-04
   status Pending 676-char remark

   Show marketing remark (676 chars)

   Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

3. 2026-05-04
   status Pending

   Show marketing remark (676 chars)

   Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

4. 2026-04-24
   listed $64,900 Active 676-char remark

   Show marketing remark (676 chars)

   Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

5. 2026-04-24
   listed $64,900 Active 676-char remark

   Show marketing remark (676 chars)

   Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

6. 2026-04-24
   listed $64,900 Active

   Show marketing remark (676 chars)

   Move-in ready 3 bedroom, 2 bath home located in Park Meadows! This home has been recently remodeled with numerous updates including a newer roof, furnace, Hot Water Heater, central air, flooring, and fresh paint throughout. The spacious living room offers plenty of natural light and flows nicely into the kitchen and dining area, creating a comfortable layout for everyday living and entertaining. The kitchen features ample cabinet space and updated finishes, while the bedrooms provide generous space and storage. Enjoy the convenience of a large yard area, storage shed, and welcoming front entry deck. Affordable, updated, and priced to sell, schedule your showing today!

7. 2026-04-21
   historical
8. 2026-04-18
   price $64,900
9. 2026-04-17
   price $64,900
10. 2026-04-17
    price $64,900
11. 2026-04-14
    price $72,900
12. 2026-04-14
    price $72,900
13. 2026-04-14
    price $72,900
14. 2026-03-27
    price $73,900
15. 2026-03-27
    price $73,900
16. 2026-03-27
    price $73,900
17. 2026-03-15
    price $74,900
18. 2026-03-14
    price $74,900
19. 2026-03-14
    price $74,900
20. 2026-03-12
    status Active
21. 2026-03-12
    status Active
22. 2026-03-09
    historical
23. 2026-03-09
    status Pending
24. 2026-03-09
    status Pending
25. 2026-03-04
    listed $84,900 Active
26. 2026-03-04
    listed $84,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$1,888
• Taxable income: $13,087
• Est. tax owed @ 24.0%: −$3,141
• After-tax cash flow: $10,200/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 · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready home has been recently remodeled with numerous updates, including a newer roof, furnace, and flooring. It offers a good condition with fresh paint and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New flooring in bathrooms — Improves aesthetics and functionality.
• Both New window treatments — Enhances curb appeal and value.
• Both New lighting fixtures — Enhances curb appeal and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both New window treatments — Enhances curb appeal and value. ↑
• Both New lighting fixtures — Enhances curb appeal and value. ↑

ⓘ 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

-29.3% since first listed

29 events — show timeline

• 2026-06-08 Sold (MLS) $60,000 SW Michigan MLS
• 2026-06-08 Sold (MLS) $60,000 REALCOMP
• 2026-06-08 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-24 Listed $64,900 SW Michigan MLS
• 2026-04-24 Listed $64,900 REALCOMP
• 2026-04-24 Listed $64,900 MiRealSource-MiMLS
• 2026-04-21 Listing Removed — MiRealSource-MiMLS
• 2026-04-18 Price Changed $64,900 MiRealSource-MiMLS
• 2026-04-17 Price Changed $64,900 REALCOMP
• 2026-04-17 Price Changed $64,900 SW Michigan MLS
• 2026-04-14 Price Changed $72,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $72,900 REALCOMP
• 2026-04-14 Price Changed $72,900 SW Michigan MLS
• 2026-03-27 Price Changed $73,900 MiRealSource-MiMLS
• 2026-03-27 Price Changed $73,900 REALCOMP
• 2026-03-27 Price Changed $73,900 SW Michigan MLS
• 2026-03-15 Price Changed $74,900 MiRealSource-MiMLS
• 2026-03-14 Price Changed $74,900 REALCOMP
• 2026-03-14 Price Changed $74,900 SW Michigan MLS
• 2026-03-12 Relisted — MiRealSource-MiMLS
• 2026-03-12 Relisted — REALCOMP
• 2026-03-09 Listing Removed — REALCOMP
• 2026-03-09 Pending — REALCOMP
• 2026-03-09 Pending — MiRealSource-MiMLS
• 2026-03-04 Listed $84,900 REALCOMP
• 2026-03-04 Listed $84,900 MiRealSource-MiMLS

Property tax history

-6.9%/yr

Latest (2025): $8 · +1.8% YoY. Source: county tax records.