2214 E Mount Garfield Rd · Norton Shores, MI 49444

$119,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 5 Days on market

Built 1952 1.96 ac lot $94/sqft · 67% below area

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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 +19.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.1/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 1.96 acres in a highly desirable location, this 3-bedroom, 1-bath home presents an excellent investment or renovation opportunity. The property is in need of significant updates and repairs but offers tremendous potential for those looking to restore, rebuild, or add value. Conveniently located near restaurants, shopping, beaches, and major highways, the spacious parcel provides a rare combination of acreage and accessibility. Whether you're an investor, builder, or buyer looking for your next project, this property offers endless possibilities in a prime area.

Key facts

• 1.96 acres
• Significant updates
• Spacious parcel

Tags

• 1.96 ACRES
• HIGHLY DESIRABLE LOCATION
• INVESTMENT OPPORTUNITY
• RENOVATION OPPORTUNITY
• SIGNIFICANT UPDATES
• SPACIOUS PARCEL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Natural gas connected
• Home design: Ranch-style single-family home; Built in 1952
• Construction: Wood siding construction
• Exterior features: Wooded lot; Approximately 1.96 acres

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas water heater
• Interior features: Eat-in kitchen; Full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.6% vs local median 3.0% in Norton Shores — 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 70/100 on livability (#310 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Fruitport Community Schools (suburban): math 29% / reading 44% proficiency, ranked #248 of 540 in MI (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 237 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 33% 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 $829 of loan paydown is wiped out by about $4k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.21% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

• ARV (median comp): $365,363
• List price: $119,900
• Delta: -67.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2214 E Mount Garfield Rd	0.00mi	3/1.0	1,272 (0%)	0mo	$130,000	$102	100
2601 Eagle Rdg	0.53mi	3/2.0	1,360 (+7%)	2mo	$390,000	$287	58
6255 S Bear Den Trl	0.66mi	3/2.0	1,324 (+4%)	4mo	$375,000	$283	56
2590 Eagle Rdg	0.51mi	3/2.0	1,160 (-9%)	4mo	$315,000	$272	54
2532 Gray Wolf Way	0.62mi	2/2.0 (-1)	1,200 (-6%)	3mo	$350,000	$292	50
2478 Gray Wolf Way	0.59mi	3/2.0	1,172 (-8%)	8mo	$324,850	$277	49
2521 Gray Wolf Way	0.64mi	2/2.0 (-1)	1,364 (+7%)	0mo	$350,000	$257	49
2508 Hawk Dr	0.56mi	2/2.0 (-1)	1,144 (-10%)	1mo	$350,000	$306	47
6233 Sturgeon Run	0.69mi	3/2.0	1,360 (+7%)	8mo	$367,900	$271	46
2501 Gray Wolf Way	0.63mi	4/3.0 (+1)	1,324 (+4%)	8mo	$417,010	$315	44
6262 S Bear Den Trl	0.67mi	2/2.0 (-1)	1,147 (-10%)	1mo	$325,575	$284	42
6234 S Bear Den Trl	0.65mi	3/2.5	1,456 (+14%)	4mo	$338,700	$233	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-10,839
• Equity at exit: $17,877

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,996
• Equity at exit: $10,367

Cash invested: $33,572 (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 49444

• Active inventory: 237
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$334 /mo · $4,010/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $133

Break-even live

Break-even rent $1,282

Max offer price $119,900

Occupancy floor 86%

Sensitivity live

Price	-10% $201	-5% $167	+0% $133	+5% $99	+10% $65
Rent	-10% $18	-5% $75	+0% $133	+5% $190	+10% $247
Rate	-1.0pp $193	-0.5pp $163	base $133	+0.5pp $102	+1.0pp $70

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-14
   price $119,900 630-char remark

   Show marketing remark (630 chars)

   Situated on 1.96 acres in a highly desirable location, this 3-bedroom, 1-bath home presents an excellent investment or renovation opportunity. The property is in need of significant updates and repairs but offers tremendous potential for those looking to restore, rebuild, or add value. Conveniently located near restaurants, shopping, beaches, and major highways, the spacious parcel provides a rare combination of acreage and accessibility. Whether you're an investor, builder, or buyer looking for your next project, this property offers endless possibilities in a prime area. Buyer and buyer's agent to verify all information.

2. 2026-05-14
   listed $149,900 Active 630-char remark

   Show marketing remark (630 chars)

   Situated on 1.96 acres in a highly desirable location, this 3-bedroom, 1-bath home presents an excellent investment or renovation opportunity. The property is in need of significant updates and repairs but offers tremendous potential for those looking to restore, rebuild, or add value. Conveniently located near restaurants, shopping, beaches, and major highways, the spacious parcel provides a rare combination of acreage and accessibility. Whether you're an investor, builder, or buyer looking for your next project, this property offers endless possibilities in a prime area. Buyer and buyer's agent to verify all information.

3. 2026-05-14
   listed $119,900 Active 579-char remark

   Show marketing remark (630 chars)

   Situated on 1.96 acres in a highly desirable location, this 3-bedroom, 1-bath home presents an excellent investment or renovation opportunity. The property is in need of significant updates and repairs but offers tremendous potential for those looking to restore, rebuild, or add value. Conveniently located near restaurants, shopping, beaches, and major highways, the spacious parcel provides a rare combination of acreage and accessibility. Whether you're an investor, builder, or buyer looking for your next project, this property offers endless possibilities in a prime area. Buyer and buyer's agent to verify all information.

4. 2026-05-14
   listed $119,900 Active

   Show marketing remark (630 chars)

   Situated on 1.96 acres in a highly desirable location, this 3-bedroom, 1-bath home presents an excellent investment or renovation opportunity. The property is in need of significant updates and repairs but offers tremendous potential for those looking to restore, rebuild, or add value. Conveniently located near restaurants, shopping, beaches, and major highways, the spacious parcel provides a rare combination of acreage and accessibility. Whether you're an investor, builder, or buyer looking for your next project, this property offers endless possibilities in a prime area. Buyer and buyer's agent to verify all information.

5. 2020-01-28
   soldstatus $105,000
6. 1997-09-29
   soldstatus $68,500
7. 1997-08-20
   soldstatus $68,500
8. 1997-08-20
   soldstatus $68,500
9. 1997-07-11
   listed $68,500
10. 1997-07-11
    listed $68,500

ⓘ 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: $4,010 · $334/mo
• Projected year-2 tax: $4,010 · $334/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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,402
• − Mortgage interest: −$6,716
• − Property taxes: −$4,010
• − Insurance: −$600
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,488
• Taxable loss: −$196
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,640/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: Fruitport Community Schools
• NCES district ID: 2615390
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $52,451
• Composite: 31.77/100
• National rank: #5893
• State rank: #248 of 540 in MI

Livability — Norton Shores

• Score: 70/100
• State rank: #310
• US rank: #7620

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Muskegon County · 107,917 people
• City population: 26,372
• 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

+89.8% since first listed

18 events — show timeline

• 2026-06-16 Sold (MLS) $130,000 REALCOMP
• 2026-06-16 Sold (MLS) $130,000 SW Michigan MLS
• 2026-06-16 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2026-06-02 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-14 Price Changed $119,900 SW Michigan MLS
• 2026-05-14 Listed $119,900 REALCOMP
• 2026-05-14 Listed $149,900 SW Michigan MLS
• 2026-05-14 Listed $119,900 MiRealSource-MiMLS
• 2020-01-28 Sold (Public Records) $105,000 Public Records
• 1997-09-29 Sold (Public Records) $68,500 Public Records
• 1997-08-20 Sold (MLS) $68,500 REALCOMP
• 1997-08-20 Sold (MLS) $68,500 SW Michigan MLS
• 1997-07-11 Listed $68,500 REALCOMP
• 1997-07-11 Listed $68,500 SW Michigan MLS

Property tax history

+12.2%/yr

Latest (2025): $4,010 · +2.8% YoY. Source: county tax records.