2837 5th St · Muskegon Heights, MI 49444

$179,900

4 bd · 1.0 ba · 1,547 sqft · SingleFamily public records · 35 Days on market

Built 1925 6,229 sqft lot Est $138k · 31% over

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Why this score? — see what drove the D- 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 +15.3/30.0
• Schools +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work. Located only just 10 minutes from Lake Michigan and only 5 minutes from Downtown Muskegon, this home offers quick access to some of the area's best amenities, dining, and waterfront attractions. The road in front of the property is also being redone, adding even more value and curb appeal to the location. The seller is an investor and is willing to negotiate, presenting a great opportunity for buyers ready to make their move.

Key facts

• Remodeled gem
• New siding
• New roof

Tags

• REMODELED GEM
• NEW ROOF
• NEW WINDOWS
• NEW INSULATION
• NEW SIDING
• UPDATED PLUMBING

Property features AI

Exterior

• Utilities: Natural gas available and connected; Electricity available; Cable connected
• Home design: Traditional single-family residence; Built in 1925
• Construction: Vinyl siding; Composition roof; Living area approximately 1,764
• Exterior features: Corner lot; Wooded lot; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling
• Interior features: Eat-in kitchen; Insulated windows; Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $162k (10.0% below list).
• Recommended offer: $162k (10.0% 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; 2 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 37% 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

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 24y 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 $21k; list at $180k implies a 757% 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 $161,882 (10.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $137,683
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3201 6th St	0.34mi	5/2.0 (+1)	1,614 (+4%)	1mo	$99,000	$61	67
3014 Highland St	0.20mi	3/1.0 (-1)	1,404 (-9%)	7mo	$125,000	$89	64
2921 Baker St	0.32mi	3/2.0 (-1)	1,615 (+4%)	13mo	$45,000	$28	58
3133 Glendale St	0.31mi	4/2.0	1,386 (-10%)	10mo	$40,000	$29	56
3333 5th St	0.51mi	3/1.5 (-1)	1,600 (+3%)	10mo	$63,000	$39	56
3309 Baker St	0.54mi	3/2.0 (-1)	1,610 (+4%)	6mo	$144,900	$90	54
3213 Mona St	0.46mi	3/1.0 (-1)	1,349 (-13%)	0mo	$145,000	$107	52
2616 7th St	0.34mi	3/2.0 (-1)	1,370 (-11%)	7mo	$168,000	$123	50
3332 Mona St	0.58mi	4/1.5	1,332 (-14%)	2mo	$145,000	$109	46
2918 Mason Blvd	0.63mi	3/1.5 (-1)	1,344 (-13%)	0mo	$159,900	$119	42
26 W Maplewood Ave	0.55mi	3/2.0 (-1)	1,344 (-13%)	4mo	$101,000	$75	40
2437 Maffett St	0.59mi	3/1.0 (-1)	1,340 (-13%)	13mo	$110,000	$82	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-25,016
• Equity at exit: $26,824

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-16,440
• Equity at exit: $15,554

Cash invested: $50,372 (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 49444

• Active inventory: 239
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $65

Break-even live

Break-even rent $1,537

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $167	-5% $116	+0% $65	+5% $14	+10% $-37
Rent	-10% $-63	-5% $1	+0% $65	+5% $129	+10% $193
Rate	-1.0pp $155	-0.5pp $111	base $65	+0.5pp $18	+1.0pp $-29

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	22d	1	1.39mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	22d	1	1.41mi

Listing history 50 events

1. 2026-06-10
   status $179,900 Pending 35 DOM
2. 2026-06-09
   days on market $179,900 Active 35 DOM
3. 2026-06-08
   days on market $179,900 Active 34 DOM
4. 2026-06-07
   days on market $179,900 Active 33 DOM
5. 2026-06-02
   days on market $179,900 Active 28 DOM
6. 2026-06-01
   days on market $179,900 Active 27 DOM
7. 2026-05-31
   days on market $179,900 Active 26 DOM
8. 2026-05-30
   days on market $179,900 Active 25 DOM
9. 2026-05-14
   status Active 1231-char remark

   Show marketing remark (801 chars)

   Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

10. 2026-05-14
    status Active 801-char remark

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

11. 2026-05-14
    status Active

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

12. 2026-05-12
    status Pending 1231-char remark

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

13. 2026-05-12
    status Pending 801-char remark

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

14. 2026-05-12
    status Pending

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

15. 2026-05-04
    listed $179,900 Active 1231-char remark

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

16. 2026-05-04
    listed $179,900 Active 801-char remark

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

17. 2026-05-04
    listed $179,900 Active

    Show marketing remark (801 chars)

    Step into this completely remodeled 4 bedroom gem where every detail has been thoughtfully updated and no item left unaddressed. This home offers a true turnkey experience with extensive improvements throughout, including a brand new roof in 2025, new windows, new insulation, new siding, and fully updated plumbing and electrical systems. Central air conditioning adds to the comfort, ensuring the home is move-in ready in every season leading into summertime. Every major component has been taken care of, allowing for peace of mind and easy living from day one. Inside, you will find a clean, modern feel with a functional layout designed for comfort and convenience. The updates create a bright and efficient living space that is ready for immediate occupancy without the need for additional work.

18. 2022-02-18
    status Pending
19. 2022-02-09
    soldstatus $21,000 Sold
20. 2022-02-09
    soldstatus $21,000 Sold
21. 2022-01-04
    historical
22. 2021-12-07
    status Pending
23. 2021-12-07
    status Pending
24. 2021-11-07
    listed $35,000 Active
25. 2021-11-07
    listed $35,000 Active
26. 2021-11-07
    listed $35,000
27. 2021-08-02
    historical
28. 2021-08-02
    historical
29. 2021-08-01
    historical
30. 2021-05-06
    listed $40,000 Active
31. 2021-05-06
    listed $40,000 Active
32. 2021-05-06
    listed $40,000
33. 2019-05-10
    soldstatus $11,500
34. 2019-05-10
    soldstatus $11,500 Sold
35. 2019-04-18
    status Pending
36. 2019-04-13
    listed $11,500
37. 2019-04-13
    listed $11,500 Active
38. 2019-04-13
    listed $11,500
39. 2014-11-01
    historical
40. 2014-09-18
    historical
41. 2014-09-18
    historical
42. 2014-04-04
    historical
43. 2014-04-04
    historical
44. 2013-04-29
    listed $1,995
45. 2013-04-29
    listed $1,995
46. 2012-07-31
    historical
47. 2012-05-06
    listed $12,900
48. 2012-05-06
    listed $12,900
49. 2012-04-30
    historical
50. 2011-11-03
    listed $12,900

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,559 · $213/mo
• Expected delta: +$211/yr (+$18/mo · 9.0%)

ⓘ 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: $19,426
• − Mortgage interest: −$10,077
• − Property taxes: −$2,348
• − Insurance: −$900
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,233
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,316/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

+1060.6% since first listed

51 events — show timeline

• 2026-05-14 Relisted — REALCOMP
• 2026-05-14 Relisted — MiRealSource-MiMLS
• 2026-05-14 Relisted — SW Michigan MLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-05-04 Listed $179,900 SW Michigan MLS
• 2026-05-04 Listed $179,900 MiRealSource-MiMLS
• 2026-05-04 Listed $179,900 REALCOMP
• 2022-02-18 Pending — REALCOMP
• 2022-02-09 Sold (MLS) $21,000 SW Michigan MLS
• 2022-02-09 Sold (MLS) $21,000 REALCOMP
• 2022-01-04 Listing Removed — REALCOMP
• 2021-12-07 Pending — SW Michigan MLS
• 2021-12-07 Pending — REALCOMP
• 2021-11-07 Listed $35,000 MiRealSource-MiMLS
• 2021-11-07 Listed $35,000 SW Michigan MLS
• 2021-11-07 Listed $35,000 REALCOMP
• 2021-08-02 Listing Removed — REALCOMP
• 2021-08-02 Listing Removed — SW Michigan MLS
• 2021-08-01 Listing Removed — MiRealSource-MiMLS
• 2021-05-06 Listed $40,000 MiRealSource-MiMLS
• 2021-05-06 Listed $40,000 SW Michigan MLS
• 2021-05-06 Listed $40,000 REALCOMP
• 2019-05-10 Sold (MLS) $11,500 SW Michigan MLS
• 2019-05-10 Sold (MLS) $11,500 REALCOMP
• 2019-04-18 Pending — SW Michigan MLS
• 2019-04-13 Listed $11,500 MiRealSource-MiMLS
• 2019-04-13 Listed $11,500 SW Michigan MLS
• 2019-04-13 Listed $11,500 REALCOMP
• 2014-11-01 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2014-04-04 Listing Removed — REALCOMP
• 2014-04-04 Listing Removed — SW Michigan MLS
• 2013-04-29 Listed $1,995 REALCOMP
• 2013-04-29 Listed $1,995 SW Michigan MLS
• 2012-07-31 Listing Removed — REALCOMP
• 2012-05-06 Listed $12,900 REALCOMP
• 2012-05-06 Listed $12,900 SW Michigan MLS
• 2012-04-30 Listing Removed — REALCOMP
• 2011-11-03 Listed $12,900 REALCOMP
• 2011-11-03 Listed $12,900 SW Michigan MLS
• 2010-12-31 Listing Removed — REALCOMP
• 2010-05-24 Listed $19,900 REALCOMP
• 2010-05-24 Listed $19,900 SW Michigan MLS
• 2003-01-17 Sold (Public Records) $59,000 Public Records
• 2002-12-12 Sold (MLS) $11,200 REALCOMP
• 2002-12-12 Sold (MLS) $11,200 SW Michigan MLS
• 2002-10-28 Listed $15,500 REALCOMP
• 2002-10-28 Listed $15,500 SW Michigan MLS

Property tax history

+9.5%/yr

Latest (2025): $2,348 · +136.5% YoY. Source: county tax records.