3012 9th St · Muskegon Heights, MI 49444

$97,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 7 Days on market

Built 1940 6,229 sqft lot Est $93k · at est.

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.8/10.0
• ARV discount +5.6/15.0
• 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

Affordable opportunity for homeowners and investors alike! This 2-bedroom, 1-bath home offers hardwood floors, a dedicated dining room, full basement, detached 1-stall garage, and a charming kitchen with new countertops and sink. The full basement provides ample storage space and potential for future expansion. Numerous recent improvements have already been completed, including new water lines throughout the home, a new water service line from the street, new toilet, light fixtures, smoke detectors, outlets, switches, blinds, gutters, and basement wall sealing. Repairs necessary to satisfy rental inspection requirements have been completed, making this an attractive option for investors seeking a turnkey rental property. Whether you're looking for an affordable place to call home or your next investment property, this home is worth a look.

Key facts

• Charming kitchen
• Full basement
• New countertops

Tags

• HARDWOOD FLOORS
• DEDICATED DINING ROOM
• FULL BASEMENT
• CHARMING KITCHEN
• NEW COUNTERTOPS
• NEW WATER LINES

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1940
• Construction: Wood siding construction
• Exterior features: Wood siding; Lot of approximately 0.14 acres; Public water

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).

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; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 29y 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 $58k; list at $97k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000

Questions for the listing agent

1. Built in 1940 — 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: 1.08% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $93,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3229 7th St	0.27mi	2/1.0	846 (+4%)	2mo	$78,000	$92	80
356 Amsterdam Ave	0.16mi	2/1.0	876 (+7%)	3mo	$99,900	$114	78
3300 Jefferson St	0.44mi	2/1.0	810 (-1%)	0mo	$60,000	$74	78
3304 Waalkes St	0.32mi	2/1.0	760 (-7%)	0mo	$115,900	$153	73
3301 7th St	0.31mi	2/1.0	880 (+8%)	2mo	$82,000	$93	71
3237 Sanford St	0.45mi	2/1.0	776 (-5%)	5mo	$16,000	$21	67
3133 Sanford St	0.39mi	2/1.0	724 (-11%)	2mo	$50,000	$69	61
2833 Hoyt St	0.69mi	2/1.0	848 (+4%)	4mo	$90,000	$106	58
3229 Jefferson St	0.40mi	3/1.0 (+1)	732 (-10%)	2mo	$114,000	$156	58
2933 Baker St	0.55mi	2/1.0	900 (+10%)	1mo	$111,000	$123	57
224 E Lincoln Ave	0.73mi	3/1.0 (+1)	770 (-6%)	2mo	$90,000	$117	49
2950 Maple Grove Rd	0.75mi	2/1.0	720 (-12%)	1mo	$180,000	$250	45

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,455
• Equity at exit: $14,463

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $14,890
• Equity at exit: $8,387

Cash invested: $27,160 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$509
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $209

Break-even live

Break-even rent $779

Max offer price $97,000

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	20d	1	0.22mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	43d	1	0.25mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	20d	1	0.31mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	20d	1	0.62mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	20d	1	0.62mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	43d	1	0.68mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	20d	1	0.74mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	20d	1	1.41mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	20d	1	1.48mi

Listing history 7 events

1. 2026-06-19
   days on market $97,000 Active 7 DOM
2. 2026-06-18
   days on market $97,000 Active 6 DOM
3. 2026-06-17
   days on market $97,000 Active 5 DOM
4. 2026-06-16
   days on market $97,000 Active 4 DOM
5. 2026-06-15
   days on market $97,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $97,000 Active 1 DOM

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$347/yr (+$29/mo · 43.4%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,520
• − Mortgage interest: −$5,434
• − Property taxes: −$800
• − Insurance: −$485
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,822
• Taxable income: $977
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,268/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

+273.1% since first listed

33 events — show timeline

• 2026-06-12 Listed $97,000 SW Michigan MLS
• 2026-06-12 Listed $97,000 MiRealSource-MiMLS
• 2025-01-27 Sold (Public Records) $57,500 Public Records
• 2025-01-24 Sold (MLS) $57,500 REALCOMP
• 2025-01-24 Sold (MLS) $57,500 MiRealSource-MiMLS
• 2025-01-24 Sold (MLS) $57,500 SW Michigan MLS
• 2024-12-17 Pending — REALCOMP
• 2024-12-16 Pending — REALCOMP
• 2024-12-16 Pending — MiRealSource-MiMLS
• 2024-12-16 Pending — SW Michigan MLS
• 2024-10-14 Price Changed $69,000 MiRealSource-MiMLS
• 2024-10-14 Price Changed $69,000 REALCOMP
• 2024-10-14 Price Changed $69,000 SW Michigan MLS
• 2024-09-30 Listed $75,000 REALCOMP
• 2024-09-30 Listed $75,000 MiRealSource-MiMLS
• 2024-09-30 Listed $75,000 SW Michigan MLS
• 2021-09-16 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2021-09-16 Sold (MLS) $42,000 SW Michigan MLS
• 2021-09-16 Sold (MLS) $42,000 REALCOMP
• 2021-09-02 Pending — REALCOMP
• 2021-09-02 Pending — SW Michigan MLS
• 2021-08-12 Listed $49,900 MiRealSource-MiMLS
• 2021-08-12 Listed $49,900 SW Michigan MLS
• 2021-08-12 Listed $49,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2001-07-10 Sold (Public Records) $22,900 Public Records
• 2001-07-10 Sold (MLS) $22,900 REALCOMP
• 2001-07-10 Sold (MLS) $22,900 SW Michigan MLS
• 2001-05-04 Listed $24,900 REALCOMP
• 2001-05-04 Listed $24,900 SW Michigan MLS
• 1997-11-30 Listing Removed — REALCOMP
• 1997-02-19 Listed $26,000 REALCOMP
• 1997-02-19 Listed $26,000 SW Michigan MLS

Property tax history

-0.7%/yr

Latest (2025): $800 · -26.7% YoY. Source: county tax records.