1616 S Getty St · Muskegon, MI 49442

$100,000

2 bd · 1.0 ba · 1,097 sqft · SingleFamily public records · 39 Days on market

Built 1938 6,142 sqft lot Est $143k · 30% under ↓ 9% 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.1/10.0
• 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

Are you looking for an affordable home? This 2 bedroom bungalow is ready for you. Open living room/dining room/kitchen. Main floor laundry and breezeway, plus a front porch. Seller intends on leaving many of the furnishings. All appliances and shed are less than 2 years old. This property includes 2 lots. The address for the 2nd lot is 810 Grace Street. City Bus stop is right across the street.

Key facts

• Shed
• Breezeway
• Front porch

Tags

• MAIN FLOOR LAUNDRY
• BREEZEWAY
• FRONT PORCH
• ALL APPLIANCES
• SHED
• 2 LOTS

Property features AI

Exterior

• Utilities: Public water; Electricity available; Natural gas available and connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1938; Wood siding exterior; Composition/shingle roof; Full basement
• Exterior features: Corner lot with sidewalk; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator; Dryer
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Window treatments; 5 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 21d 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 32% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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 $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $142,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
842 E Dale Ave	0.04mi	2/1.0	1,092 (-0%)	4mo	$105,000	$96	94
1061 E Forest Ave	0.31mi	3/1.0 (+1)	1,118 (+2%)	2mo	$126,000	$113	76
1062 Langeland Ave	0.47mi	2/1.0	1,108 (+1%)	3mo	$141,000	$127	74
1808 Mcilwraith St	0.44mi	3/1.0 (+1)	1,100 (+0%)	2mo	$143,500	$130	72
1476 Kingsley St	0.19mi	3/1.0 (+1)	995 (-9%)	3mo	$95,000	$95	68
1109 Francis Ave	0.53mi	2/1.0	1,152 (+5%)	2mo	$159,135	$138	65
1873 Valley St	0.36mi	2/1.0	1,216 (+11%)	1mo	$113,000	$93	64
769 Catawba Ave	0.30mi	2/1.5	1,250 (+14%)	2mo	$165,000	$132	59
508 Catherine Ave	0.70mi	2/1.0	1,046 (-5%)	1mo	$125,000	$120	58
1281 Emerson Ave	0.59mi	3/1.0 (+1)	1,152 (+5%)	1mo	$189,900	$165	58
1872 Burton Rd	0.74mi	3/1.0 (+1)	1,050 (-4%)	3mo	$154,900	$148	50
1099 Francis Ave	0.52mi	3/1.5 (+1)	970 (-12%)	1mo	$199,900	$206	49

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: 6.1%
• Equity multiple: 1.25×
• Total profit: $7,058
• Equity at exit: $14,910

10-year hold

• IRR: 19.9%
• Equity multiple: 3.10×
• Total profit: $58,880
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$524
• Tax from tax record: −$212 /mo · $2,549/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $255

Break-even live

Break-even rent $985

Max offer price $100,000

Occupancy floor 75%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.61mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.86mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.90mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.94mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.99mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	0.99mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	1.00mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	1.04mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.05mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	1.13mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	1.13mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.45mi

Listing history 45 events

1. 2026-06-19
   days on market $100,000 Active 39 DOM
2. 2026-06-18
   days on market $100,000 Active 38 DOM
3. 2026-06-17
   days on market $100,000 Active 37 DOM
4. 2026-06-16
   days on market $100,000 Active 36 DOM
5. 2026-06-15
   days on market $100,000 Active 35 DOM
6. 2026-06-14
   days on market $100,000 Active 33 DOM
7. 2026-06-13
   days on market $100,000 Active 32 DOM
8. 2026-06-10
   days on market $100,000 Active 30 DOM
9. 2026-06-09
   days on market $100,000 Active 29 DOM
10. 2026-06-08
    days on market $100,000 Active 28 DOM
11. 2026-06-07
    days on market $100,000 Active 27 DOM
12. 2026-06-05
    days on market $100,000 Active 24 DOM
13. 2026-06-03
    days on market $100,000 Active 23 DOM
14. 2026-06-02
    days on market $100,000 Active 22 DOM
15. 2026-06-01
    days on market $100,000 Active 21 DOM
16. 2026-05-31
    days on market $100,000 Active 20 DOM
17. 2026-05-30
    days on market $100,000 Active 19 DOM
18. 2026-05-11
    listed $100,000 Active 398-char remark

    Show marketing remark (397 chars)

    Are you looking for an affordable home? This 2 bedroom bungalow is ready for you. Open living room/dining room/kitchen. Main floor laundry and breezeway, plus a front porch. Seller intends on leaving many of the furnishings. All appliances and shed are less than 2 years old. This property includes 2 lots. The address for the 2nd lot is 810 Grace Street. City Bus stop is right across the street.

19. 2026-05-11
    listed $100,000 Active

    Show marketing remark (397 chars)

    Are you looking for an affordable home? This 2 bedroom bungalow is ready for you. Open living room/dining room/kitchen. Main floor laundry and breezeway, plus a front porch. Seller intends on leaving many of the furnishings. All appliances and shed are less than 2 years old. This property includes 2 lots. The address for the 2nd lot is 810 Grace Street. City Bus stop is right across the street.

20. 2026-05-11
    listed $100,000 Active 397-char remark

    Show marketing remark (397 chars)

    Are you looking for an affordable home? This 2 bedroom bungalow is ready for you. Open living room/dining room/kitchen. Main floor laundry and breezeway, plus a front porch. Seller intends on leaving many of the furnishings. All appliances and shed are less than 2 years old. This property includes 2 lots. The address for the 2nd lot is 810 Grace Street. City Bus stop is right across the street.

21. 2026-04-08
    historical
22. 2025-11-03
    listed $110,000 Active
23. 2025-11-03
    listed $110,000 Active
24. 2023-09-11
    soldstatus $80,000
25. 2023-08-28
    soldstatus $80,000 Sold
26. 2023-08-28
    soldstatus $80,000 Closed
27. 2023-08-28
    soldstatus $80,000 Sold
28. 2023-05-20
    status Pending
29. 2023-05-20
    status Pending
30. 2023-05-20
    status Pending
31. 2023-03-18
    status Active
32. 2023-03-18
    status Active
33. 2023-03-18
    status Active
34. 2023-03-17
    status Pending
35. 2023-03-17
    status Pending
36. 2023-03-17
    status Pending
37. 2023-02-03
    price $97,899
38. 2023-02-03
    price $97,899
39. 2023-02-03
    price $97,899
40. 2022-12-18
    price $99,899
41. 2022-12-17
    price $99,899
42. 2022-12-17
    price $99,899
43. 2022-11-10
    listed $110,000 Active
44. 2022-11-10
    listed $110,000 Active
45. 2022-11-10
    listed $110,000 Active

ⓘ 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: $2,549 · $212/mo
• Projected year-2 tax: $2,549 · $212/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 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,706
• − Mortgage interest: −$5,602
• − Property taxes: −$2,549
• − Insurance: −$500
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,909
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $2,674/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

-9.1% since first listed

28 events — show timeline

• 2026-05-11 Listed $100,000 REALCOMP
• 2026-05-11 Listed $100,000 MiRealSource-MiMLS
• 2026-05-11 Listed $100,000 SW Michigan MLS
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2025-11-03 Listed $110,000 REALCOMP
• 2025-11-03 Listed $110,000 MiRealSource-MiMLS
• 2023-09-11 Sold (Public Records) $80,000 Public Records
• 2023-08-28 Sold (MLS) $80,000 SW Michigan MLS
• 2023-08-28 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2023-08-28 Sold (MLS) $80,000 REALCOMP
• 2023-05-20 Pending — REALCOMP
• 2023-05-20 Pending — MiRealSource-MiMLS
• 2023-05-20 Pending — SW Michigan MLS
• 2023-03-18 Relisted — REALCOMP
• 2023-03-18 Relisted — MiRealSource-MiMLS
• 2023-03-18 Relisted — SW Michigan MLS
• 2023-03-17 Pending — REALCOMP
• 2023-03-17 Pending — MiRealSource-MiMLS
• 2023-03-17 Pending — SW Michigan MLS
• 2023-02-03 Price Changed $97,899 MiRealSource-MiMLS
• 2023-02-03 Price Changed $97,899 REALCOMP
• 2023-02-03 Price Changed $97,899 SW Michigan MLS
• 2022-12-18 Price Changed $99,899 MiRealSource-MiMLS
• 2022-12-17 Price Changed $99,899 REALCOMP
• 2022-12-17 Price Changed $99,899 SW Michigan MLS
• 2022-11-10 Listed $110,000 SW Michigan MLS
• 2022-11-10 Listed $110,000 MiRealSource-MiMLS
• 2022-11-10 Listed $110,000 REALCOMP

Property tax history

+9.6%/yr

Latest (2025): $2,549 · +1.9% YoY. Source: county tax records.