1969 Hoyt St · Muskegon, MI 49442

$94,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 164 Days on market

Built 1900 6,229 sqft lot Est $121k · 21% under ↓ 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

Key facts

• Brand-new carpeting
• Spacious garage
• Recently painted

Tags

• RECENTLY PAINTED
• BRAND-NEW CARPETING
• WELCOMING FRONT PORCH
• SPACIOUS GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available; Electricity available
• Home design: Single-family residence; Residential property; Built in 1900
• Construction: Wood siding construction
• Exterior features: Paved road access; Public water service

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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); 290 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 36% 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 $656 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1900 — 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: 1.53% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $120,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1969 Hoyt St	0.00mi	3/1.0	1,040 (0%)	0mo	$92,500	$89	100
2109 Hoyt St	0.20mi	3/1.0	1,128 (+8%)	1mo	$111,137	$99	76
1907 Terrace St	0.16mi	4/2.0 (+1)	1,080 (+4%)	3mo	$170,000	$157	75
1808 Mcilwraith St	0.46mi	3/1.0	1,100 (+6%)	2mo	$143,500	$130	67
2017 7th St	0.58mi	3/2.0	1,092 (+5%)	0mo	$126,400	$116	60
1560 6th St	0.75mi	2/1.0 (-1)	1,040 (0%)	0mo	$89,000	$86	60
2425 Wood St	0.66mi	2/1.5 (-1)	1,035 (-0%)	3mo	$10,100	$10	59
2128 8th St	0.64mi	2/1.0 (-1)	988 (-5%)	2mo	$32,123	$33	55
1636 Wood St	0.51mi	3/1.0	912 (-12%)	2mo	$131,500	$144	54
1699 Sanford St	0.47mi	3/2.0	1,176 (+13%)	1mo	$159,000	$135	52
1471 Leahy St	0.63mi	3/1.0	1,161 (+12%)	1mo	$166,500	$143	50
1735 Superior St	0.70mi	2/1.0 (-1)	887 (-15%)	2mo	$79,000	$89	36

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: 21.4%
• Equity multiple: 1.93×
• Total profit: $24,758
• Equity at exit: $14,150

10-year hold

• IRR: 32.7%
• Equity multiple: 4.70×
• Total profit: $98,275
• Equity at exit: $8,205

Cash invested: $26,572 (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: 290
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$498
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $510

Break-even live

Break-even rent $805

Max offer price $94,900

Occupancy floor 60%

Sensitivity live

Price	-10% $563	-5% $537	+0% $510	+5% $483	+10% $456
Rent	-10% $395	-5% $452	+0% $510	+5% $567	+10% $624
Rate	-1.0pp $558	-0.5pp $534	base $510	+0.5pp $485	+1.0pp $460

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	22d	1	0.46mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	0.60mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	22d	1	0.94mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	22d	1	0.97mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	22d	1	0.98mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	22d	1	1.06mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	22d	1	1.12mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	22d	1	1.17mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	22d	1	1.21mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	22d	1	1.25mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	1.29mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	22d	1	1.34mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	22d	1	1.39mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	1.39mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	22d	1	1.41mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	22d	1	1.41mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	22d	1	1.43mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	22d	1	1.49mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	1.50mi

Listing history 25 events

1. 2026-04-29
   price $94,900 679-char remark

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

2. 2026-04-28
   price $94,900 679-char remark

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

3. 2026-04-28
   price $94,900

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

4. 2026-03-30
   status Active 679-char remark

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

5. 2026-03-30
   status Active 679-char remark

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

6. 2026-03-30
   status Active

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

7. 2026-02-03
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

8. 2026-02-03
   status Pending 679-char remark

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

9. 2026-02-03
   status Pending

   Show marketing remark (679 chars)

   Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

10. 2026-01-28
    price $99,900 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

11. 2026-01-27
    price $99,900 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

12. 2026-01-27
    price $99,900

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

13. 2026-01-14
    status Active 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

14. 2026-01-14
    historical 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

15. 2025-11-22
    price $104,900 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

16. 2025-11-21
    price $104,900 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

17. 2025-11-21
    price $104,900

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

18. 2025-10-31
    price $109,900 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

19. 2025-10-30
    price $109,900 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

20. 2025-10-30
    price $109,900

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

21. 2025-10-30
    status Active 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

22. 2025-10-29
    historical 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

23. 2025-10-22
    listed $119,900 Active 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

24. 2025-10-22
    listed $119,900 Active 679-char remark

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

25. 2025-10-22
    listed $119,900 Active

    Show marketing remark (679 chars)

    Welcome home! This charming 3-bedroom, 1-bath property has been beautifully refreshed inside and out. The interior and exterior have both been recently painted, creating a bright, inviting atmosphere. All bedrooms feature brand-new carpeting, and the original hardwood floors throughout the main living areas have been professionally refinished to a warm, natural shine. Enjoy relaxing evenings on the welcoming front porch, or make use of the spacious 2-stall garage for vehicles, storage, or a workshop. Conveniently located near schools, shopping, and local amenities--this home is move-in ready and waiting for its new owner. Buyer and buyers agent to verify all information.

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$140/yr (+$12/mo · 11.8%)

ⓘ 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: $17,398
• − Mortgage interest: −$5,316
• − Property taxes: −$1,182
• − Insurance: −$474
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$2,761
• Taxable income: $4,882
• Est. tax owed @ 24.0%: −$1,172
• After-tax cash flow: $4,945/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

-20.9% since first listed

25 events — show timeline

• 2026-04-29 Price Changed $94,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $94,900 REALCOMP
• 2026-04-28 Price Changed $94,900 SW Michigan MLS
• 2026-03-30 Relisted — MiRealSource-MiMLS
• 2026-03-30 Relisted — REALCOMP
• 2026-03-30 Relisted — SW Michigan MLS
• 2026-02-03 Pending — REALCOMP
• 2026-02-03 Pending — MiRealSource-MiMLS
• 2026-02-03 Pending — SW Michigan MLS
• 2026-01-28 Price Changed $99,900 MiRealSource-MiMLS
• 2026-01-27 Price Changed $99,900 REALCOMP
• 2026-01-27 Price Changed $99,900 SW Michigan MLS
• 2026-01-14 Relisted — REALCOMP
• 2026-01-14 Listing Removed — REALCOMP
• 2025-11-22 Price Changed $104,900 MiRealSource-MiMLS
• 2025-11-21 Price Changed $104,900 REALCOMP
• 2025-11-21 Price Changed $104,900 SW Michigan MLS
• 2025-10-31 Price Changed $109,900 MiRealSource-MiMLS
• 2025-10-30 Price Changed $109,900 REALCOMP
• 2025-10-30 Price Changed $109,900 SW Michigan MLS
• 2025-10-30 Relisted — REALCOMP
• 2025-10-29 Listing Removed — REALCOMP
• 2025-10-22 Listed $119,900 REALCOMP
• 2025-10-22 Listed $119,900 SW Michigan MLS
• 2025-10-22 Listed $119,900 MiRealSource-MiMLS

Property tax history

+1.7%/yr

Latest (2025): $1,182 · -5.6% YoY. Source: county tax records.