2028 8th St · Muskegon Heights, MI 49444

$114,900

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 21 Days on market

Built 1930 10,019 sqft lot Est $124k · 8% under

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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 +28.2/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Fully renovated 4-bedroom, 2-bath home in Muskegon Heights offering over 1,500 sq ft of updated living space! This move-in-ready property features fresh modern finishes throughout, updated flooring, bright living areas, and a refreshed kitchen with ample cabinet space. The spacious main-floor primary suite adds convenience and flexibility, while three additional bedrooms upstairs provide plenty of room for family, guests, or a home office. Enjoy the functional layout, inviting dining area, and large windows bringing in natural light. Outside, you'll find a detached garage, deck space, and a generously sized yard. Conveniently located near local amenities, parks, and major roadways, this updated home is ready for its next owner!

Key facts

• Fully renovated
• Updated flooring
• Ample cabinet space

Tags

• FULLY RENOVATED
• UPDATED FLOORING
• REFRESHED KITCHEN
• AMPLE CABINET SPACE
• MAIN-FLOOR PRIMARY SUITE
• INVITING DINING AREA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Natural gas available; Electricity available
• Home design: Traditional single-family residence; Built in 1930
• Construction: Vinyl siding; Composition roof; Living area approximately 1,556
• Exterior features: Corner lot; Public water

Interior

• Kitchen: Oven; Range
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Nine total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 8.4% in Muskegon Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 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).
• This rent runs 31% 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 $794 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 + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) 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 $10k; list at $115k implies a 1049% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.20% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $124,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2017 7th St	0.05mi	3/2.0	1,092 (+2%)	0mo	$126,400	$116	90
2022 8th St	0.02mi	3/1.0	968 (-10%)	4mo	$25,000	$26	79
2128 8th St	0.09mi	2/1.0 (-1)	988 (-8%)	2mo	$32,123	$33	76
1969 Hoyt St	0.62mi	3/1.0	1,040 (-3%)	0mo	$92,500	$89	66
2109 Hoyt St	0.60mi	3/1.0	1,128 (+5%)	1mo	$111,137	$99	62
1560 6th St	0.65mi	2/1.0 (-1)	1,040 (-3%)	0mo	$89,000	$86	59
329 W Forest Ave	0.57mi	2/1.0 (-1)	1,008 (-6%)	1mo	$131,000	$130	58
2513 5th St	0.59mi	3/1.0	980 (-9%)	4mo	$50,000	$51	55
1699 Sanford St	0.56mi	3/2.0	1,176 (+10%)	1mo	$159,000	$135	53
746 Lyman Ave	0.50mi	3/1.0	924 (-14%)	3mo	$118,844	$129	51
1499 Park St	0.74mi	3/1.0	1,186 (+11%)	0mo	$150,048	$127	47
920 Wilson Ave	0.72mi	2/1.0 (-1)	1,216 (+13%)	5mo	$172,000	$141	35

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,687
• Equity at exit: $17,132

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $34,029
• Equity at exit: $9,934

Cash invested: $32,172 (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: $1,379 high
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $366

Break-even live

Break-even rent $916

Max offer price $114,900

Occupancy floor 68%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	21d	1	0.65mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	21d	1	0.69mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	0.79mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	21d	1	0.79mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	21d	1	0.79mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.88mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	1.07mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	1.10mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	1.22mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	1.29mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.31mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	1.33mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	1.37mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.46mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.46mi

Listing history 12 events

1. 2026-06-10
   status $114,900 Pending 21 DOM
2. 2026-06-09
   days on market $114,900 Active 21 DOM
3. 2026-06-08
   days on market $114,900 Active 20 DOM
4. 2026-06-07
   days on market $114,900 Active 19 DOM
5. 2026-06-02
   pricedays on market $114,900 Active 14 DOM
6. 2026-06-01
   days on market $119,000 Active 13 DOM
7. 2026-05-31
   days on market $119,000 Active 12 DOM
8. 2026-05-30
   days on market $119,000 Active 11 DOM
9. 2026-05-19
   listed $119,000 Active

   Show marketing remark (737 chars)

   Fully renovated 4-bedroom, 2-bath home in Muskegon Heights offering over 1,500 sq ft of updated living space! This move-in-ready property features fresh modern finishes throughout, updated flooring, bright living areas, and a refreshed kitchen with ample cabinet space. The spacious main-floor primary suite adds convenience and flexibility, while three additional bedrooms upstairs provide plenty of room for family, guests, or a home office. Enjoy the functional layout, inviting dining area, and large windows bringing in natural light. Outside, you'll find a detached garage, deck space, and a generously sized yard. Conveniently located near local amenities, parks, and major roadways, this updated home is ready for its next owner!

10. 2026-05-19
    listed $119,000 Active 737-char remark

    Show marketing remark (737 chars)

    Fully renovated 4-bedroom, 2-bath home in Muskegon Heights offering over 1,500 sq ft of updated living space! This move-in-ready property features fresh modern finishes throughout, updated flooring, bright living areas, and a refreshed kitchen with ample cabinet space. The spacious main-floor primary suite adds convenience and flexibility, while three additional bedrooms upstairs provide plenty of room for family, guests, or a home office. Enjoy the functional layout, inviting dining area, and large windows bringing in natural light. Outside, you'll find a detached garage, deck space, and a generously sized yard. Conveniently located near local amenities, parks, and major roadways, this updated home is ready for its next owner!

11. 2026-05-19
    listed $119,000 Active 737-char remark

    Show marketing remark (737 chars)

    Fully renovated 4-bedroom, 2-bath home in Muskegon Heights offering over 1,500 sq ft of updated living space! This move-in-ready property features fresh modern finishes throughout, updated flooring, bright living areas, and a refreshed kitchen with ample cabinet space. The spacious main-floor primary suite adds convenience and flexibility, while three additional bedrooms upstairs provide plenty of room for family, guests, or a home office. Enjoy the functional layout, inviting dining area, and large windows bringing in natural light. Outside, you'll find a detached garage, deck space, and a generously sized yard. Conveniently located near local amenities, parks, and major roadways, this updated home is ready for its next owner!

12. 1998-04-14
    soldstatus $10,000

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$447/yr (+$37/mo · 51.1%)

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

Taxation est. · year 1

• Rental income: $16,551
• − Mortgage interest: −$6,436
• − Property taxes: −$875
• − Insurance: −$574
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$3,343
• Taxable income: $2,675
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,753/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

+1090.0% since first listed

4 events — show timeline

• 2026-05-19 Listed $119,000 MiRealSource-MiMLS
• 2026-05-19 Listed $119,000 REALCOMP
• 2026-05-19 Listed $119,000 SW Michigan MLS
• 1998-04-14 Sold (Public Records) $10,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $875 · +2.8% YoY. Source: county tax records.