218 Harrison Blvd · Muskegon Heights, MI 49444

$50,000

1 bd · 1.0 ba · 498 sqft · SingleFamily public records · 151 Days on market

Built 1925 5,009 sqft lot

---

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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 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

There is still an affordable home in Muskegon! One bed one bath with oversized one car garage. Unique feature of a central vacuum system for the home. Home will need a new roof.

Key facts

• 5,009 sq ft lot
• Garage
• Built 1925

Tags

• CENTRAL VACUUM SYSTEM

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1925; One-story (total building area 498)
• Construction: Aluminum siding; Composition roof; Crawl space foundation
• Exterior features: Paved road access; Lot of 0.12 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Garage door opener; Total of 4 rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 8.4% in Muskegon Heights — 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 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: 237 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($44k) 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.
• Current owner paid $5k; list at $50k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.74% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.88%
• DSCR: 2.46
• GRM: 4.8

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: 28.0%
• Equity multiple: 2.17×
• Total profit: $16,320
• Equity at exit: $7,455

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $45,625
• Equity at exit: $4,323

Cash invested: $14,000 (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 49444

• Active inventory: 237
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $384

Break-even live

Break-even rent $385

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $50,000 Active 151 DOM
2. 2026-06-18
   days on market $50,000 Active 150 DOM
3. 2026-06-17
   days on market $50,000 Active 149 DOM
4. 2026-06-16
   days on market $50,000 Active 148 DOM
5. 2026-06-15
   days on market $50,000 Active 147 DOM
6. 2026-06-14
   days on market $50,000 Active 145 DOM
7. 2026-06-13
   days on market $50,000 Active 144 DOM
8. 2026-06-10
   days on market $50,000 Active 142 DOM
9. 2026-06-09
   days on market $50,000 Active 141 DOM
10. 2026-06-08
    days on market $50,000 Active 140 DOM
11. 2026-06-07
    days on market $50,000 Active 139 DOM
12. 2026-06-02
    days on market $50,000 Active 134 DOM
13. 2026-06-01
    days on market $50,000 Active 133 DOM
14. 2026-05-31
    days on market $50,000 Active 132 DOM
15. 2026-05-30
    days on market $50,000 Active 131 DOM
16. 2026-01-19
    listed $50,000 Active 177-char remark

    Show marketing remark (177 chars)

    There is still an affordable home in Muskegon! One bed one bath with oversized one car garage. Unique feature of a central vacuum system for the home. Home will need a new roof.

17. 2026-01-19
    listed $50,000 Active

    Show marketing remark (177 chars)

    There is still an affordable home in Muskegon! One bed one bath with oversized one car garage. Unique feature of a central vacuum system for the home. Home will need a new roof.

18. 2026-01-19
    listed $50,000 Active 177-char remark

    Show marketing remark (177 chars)

    There is still an affordable home in Muskegon! One bed one bath with oversized one car garage. Unique feature of a central vacuum system for the home. Home will need a new roof.

19. 2001-04-26
    soldstatus $5,000

ⓘ 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: $256 · $21/mo
• Projected year-2 tax: $513 · $43/mo
• Expected delta: +$257/yr (+$21/mo · 100.1%)

ⓘ 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 · 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: $10,451
• − Mortgage interest: −$2,801
• − Property taxes: −$256
• − Insurance: −$250
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$1,455
• Taxable income: $4,017
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $3,639/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

+900.0% since first listed

4 events — show timeline

• 2026-01-19 Listed $50,000 REALCOMP
• 2026-01-19 Listed $50,000 MiRealSource-MiMLS
• 2026-01-19 Listed $50,000 SW Michigan MLS
• 2001-04-26 Sold (Public Records) $5,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $256 · +2.7% YoY. Source: county tax records.