2614 Riordan St · Muskegon Heights, MI 49444

$164,900

5 bd · 1.0 ba · 924 sqft · SingleFamily public records · 8 Days on market

Built 1925 6,621 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• 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 beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value. Buyer and buyer's agent to verify all information.

Key facts

• Updated bungalow
• Refreshed interior
• Laundry area

Tags

• UPDATED BUNGALOW
• REFRESHED INTERIOR
• WALK-IN CLOSETS
• ANTI-FOG LED BATHROOM MIRROR
• BLUETOOTH-ENABLED EXHAUST FAN
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.7% below list).
• Recommended offer: $159k (3.7% below list) — sets the bar for 1% rule.

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: 239 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,744 (3.7% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.96% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-11,838
• Equity at exit: $24,587

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $8,717
• Equity at exit: $14,258

Cash invested: $46,172 (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: 239
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $234

Break-even live

Break-even rent $1,291

Max offer price $164,900

Occupancy floor 80%

Sensitivity live

Price	-10% $328	-5% $281	+0% $234	+5% $188	+10% $141
Rent	-10% $109	-5% $172	+0% $234	+5% $297	+10% $360
Rate	-1.0pp $317	-0.5pp $276	base $234	+0.5pp $192	+1.0pp $148

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-02-03
   status Pending 1005-char remark

   Show marketing remark (954 chars)

   This beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value.

2. 2026-02-03
   status Pending 954-char remark

   Show marketing remark (954 chars)

   This beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value.

3. 2026-02-03
   status Pending

   Show marketing remark (954 chars)

   This beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value.

4. 2026-01-26
   listed $164,900 Active 1005-char remark

   Show marketing remark (954 chars)

   This beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value.

5. 2026-01-26
   listed $164,900 Active 954-char remark

   Show marketing remark (954 chars)

   This beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value.

6. 2026-01-26
   listed $164,900 Active

   Show marketing remark (954 chars)

   This beautifully updated bungalow in Muskegon offers a thoughtfully refreshed interior with room to grow. The main level features three comfortable bedrooms, including walk-in closets in two, a full bath highlighted by an anti-fog LED bathroom mirror and a decorative lighted Bluetooth-enabled exhaust fan, a convenient laundry area, and a stylish kitchen equipped with a brand new four-piece Samsung appliance suite, including a smart stove that connects to SmartThings, Alexa, and Google. Additional interior upgrades include remote-control ceiling fans, new flooring throughout with a blend of carpet and luxury vinyl plank, fresh paint, and a new electrical service. The lower level adds even more potential with two (non-conforming) bedrooms, a full bath, and a partially finished layout that just needs flooring to complete the space. Outside, this charming Muskegon bungalow is topped with a newer roof, offering peace of mind and long-term value.

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,787 · $149/mo
• Expected delta: +$753/yr (+$63/mo · 72.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 14 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: $19,049
• − Mortgage interest: −$9,237
• − Property taxes: −$1,034
• − Insurance: −$824
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,797
• Taxable income: $109
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $2,787/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

+0.0% since first listed

6 events — show timeline

• 2026-02-03 Pending — REALCOMP
• 2026-02-03 Pending — MiRealSource-MiMLS
• 2026-02-03 Pending — SW Michigan MLS
• 2026-01-26 Listed $164,900 REALCOMP
• 2026-01-26 Listed $164,900 SW Michigan MLS
• 2026-01-26 Listed $164,900 MiRealSource-MiMLS

Property tax history

+0.7%/yr

Latest (2025): $1,034 · +2.8% YoY. Source: county tax records.