2107 8th St · Muskegon Heights, MI 49444

$114,900

2 bd · 1.0 ba · 692 sqft · SingleFamily public records · 34 Days on market

Built 1952 6,011 sqft lot Est $106k · 9% over

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Why this score? — see what drove the F 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 +11.8/30.0
• Schools +5.0/10.0
• ARV discount +3.7/15.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this beautifully refreshed 2 bedroom, 1 bathroom home offering charm, updates, and immediate possession at closing. Recently improved with fresh paint throughout, newly finished hardwood floors, and updated light fixtures, this home feels clean, bright, and inviting from the moment you walk in. The bathroom features a tiled shower tub and updated vanity for a modern touch. Major exterior improvements were completed in 2013 including new siding and windows, while the roof and furnace are approximately 10 years old. A unique bonus to this property is the detached garage that has been converted into additional finished living space complete with a mini split system providing both heat and air conditioning, perfect for a recreation room, office, gym, or additional hangout space. The yard has been cleaned up and offers a manageable outdoor space to enjoy. Conveniently priced at $124,900 with possession at closing,

Key facts

• New siding
• Tiled shower tub
• Updated vanity

Tags

• FINISHED HARDWOOD FLOORS
• TILED SHOWER TUB
• UPDATED VANITY
• NEW SIDING
• NEW WINDOWS
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Includes home warranty

Exterior

• Parking: Detached garage
• Utilities: Natural gas connected; Electric water heater; Public water
• Home design: Ranch-style single-family home; Built in 1952; Public water
• Construction: Vinyl siding; Composition roof; Crawl space and slab foundation
• Exterior features: Sidewalk

Interior

• Kitchen: Oven
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas connected
• Interior features: Six total rooms; Screens on windows; Insulated windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (24.7% below list).
• Recommended offer: $87k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 8.4% in Muskegon Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $115k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,557 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $105,876
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2029 7th St	0.06mi	1/1.0 (-1)	642 (-7%)	5mo	$65,000	$101	76
281 W Hackley Ave	0.14mi	2/1.0	708 (+2%)	22mo	$95,000	$134	71
281 W Keating Ave	0.11mi	3/1.0 (+1)	660 (-5%)	21mo	$15,000	$23	65
1921 Jiroch St	0.54mi	2/1.0	720 (+4%)	5mo	$89,900	$125	64
2172 Kinsey St	0.66mi	2/1.0	648 (-6%)	8mo	$114,000	$176	52
1951 Crowley St	0.64mi	1/1.0 (-1)	687 (-1%)	15mo	$105,000	$153	51
1976 Crowley St	0.61mi	2/1.0	632 (-9%)	14mo	$171,000	$271	46
330 W Larch Ave	0.47mi	2/1.0	792 (+14%)	10mo	$150,000	$189	46
1953 Kinsey St	0.70mi	2/1.0	664 (-4%)	20mo	$128,000	$193	44

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-20,626
• Equity at exit: $17,132

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-20,645
• 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: 239
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $866 high
• Mortgage (P&I): −$603
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-31

Break-even live

Break-even rent $905

Max offer price $109,431

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $2	+0% $-31	+5% $-63	+10% $-96
Rent	-10% $-99	-5% $-65	+0% $-31	+5% $3	+10% $37
Rate	-1.0pp $27	-0.5pp $-2	base $-31	+0.5pp $-61	+1.0pp $-91

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	23d	1	0.37mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	23d	1	0.57mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	23d	1	0.57mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	23d	1	0.59mi
2901 Temple St Unit 2 Muskegon Heights, MI	1.0	1.0	400	$750	$1.88	23d	1	1.04mi
1021 Jefferson St Muskegon, MI	1.0	1.0	696	$826	$1.19	23d	3	1.38mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	23d	1	1.43mi

Listing history 24 events

1. 2026-06-22
   days on market $114,900 Active 34 DOM
2. 2026-06-19
   days on market $114,900 Active 32 DOM
3. 2026-06-18
   days on market $114,900 Active 31 DOM
4. 2026-06-17
   days on market $114,900 Active 30 DOM
5. 2026-06-16
   days on market $114,900 Active 29 DOM
6. 2026-06-15
   days on market $114,900 Active 28 DOM
7. 2026-06-14
   days on market $114,900 Active 26 DOM
8. 2026-06-13
   days on market $114,900 Active 25 DOM
9. 2026-06-10
   days on market $114,900 Active 23 DOM
10. 2026-06-09
    days on market $114,900 Active 22 DOM
11. 2026-06-08
    days on market $114,900 Active 21 DOM
12. 2026-06-07
    days on market $114,900 Active 20 DOM
13. 2026-06-02
    days on market $114,900 Active 15 DOM
14. 2026-06-01
    pricedays on market $114,900 Active 14 DOM
15. 2026-05-31
    days on market $124,900 Active 13 DOM
16. 2026-05-30
    days on market $124,900 Active 12 DOM
17. 2026-05-18
    listed $124,900 Active 938-char remark

    Show marketing remark (938 chars)

    Move right into this beautifully refreshed 2 bedroom, 1 bathroom home offering charm, updates, and immediate possession at closing. Recently improved with fresh paint throughout, newly finished hardwood floors, and updated light fixtures, this home feels clean, bright, and inviting from the moment you walk in. The bathroom features a tiled shower tub and updated vanity for a modern touch. Major exterior improvements were completed in 2013 including new siding and windows, while the roof and furnace are approximately 10 years old. A unique bonus to this property is the detached garage that has been converted into additional finished living space complete with a mini split system providing both heat and air conditioning, perfect for a recreation room, office, gym, or additional hangout space. The yard has been cleaned up and offers a manageable outdoor space to enjoy. Conveniently priced at $124,900 with possession at closing,

18. 2026-05-18
    listed $124,900 Active

    Show marketing remark (938 chars)

    Move right into this beautifully refreshed 2 bedroom, 1 bathroom home offering charm, updates, and immediate possession at closing. Recently improved with fresh paint throughout, newly finished hardwood floors, and updated light fixtures, this home feels clean, bright, and inviting from the moment you walk in. The bathroom features a tiled shower tub and updated vanity for a modern touch. Major exterior improvements were completed in 2013 including new siding and windows, while the roof and furnace are approximately 10 years old. A unique bonus to this property is the detached garage that has been converted into additional finished living space complete with a mini split system providing both heat and air conditioning, perfect for a recreation room, office, gym, or additional hangout space. The yard has been cleaned up and offers a manageable outdoor space to enjoy. Conveniently priced at $124,900 with possession at closing,

19. 2026-05-18
    listed $124,900 Active 938-char remark

    Show marketing remark (938 chars)

    Move right into this beautifully refreshed 2 bedroom, 1 bathroom home offering charm, updates, and immediate possession at closing. Recently improved with fresh paint throughout, newly finished hardwood floors, and updated light fixtures, this home feels clean, bright, and inviting from the moment you walk in. The bathroom features a tiled shower tub and updated vanity for a modern touch. Major exterior improvements were completed in 2013 including new siding and windows, while the roof and furnace are approximately 10 years old. A unique bonus to this property is the detached garage that has been converted into additional finished living space complete with a mini split system providing both heat and air conditioning, perfect for a recreation room, office, gym, or additional hangout space. The yard has been cleaned up and offers a manageable outdoor space to enjoy. Conveniently priced at $124,900 with possession at closing,

20. 2014-09-17
    historical
21. 2013-02-21
    historical
22. 2012-08-21
    listed $12,000
23. 2012-08-21
    listed $12,000
24. 2007-12-05
    soldstatus $26,000

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$499/yr (+$42/mo · 64.6%)

ⓘ 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: $10,387
• − Mortgage interest: −$6,436
• − Property taxes: −$772
• − Insurance: −$574
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$3,343
• Taxable loss: −$2,400
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $205/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

+380.4% since first listed

8 events — show timeline

• 2026-05-18 Listed $124,900 REALCOMP
• 2026-05-18 Listed $124,900 MiRealSource-MiMLS
• 2026-05-18 Listed $124,900 SW Michigan MLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2013-02-21 Listing Removed — REALCOMP
• 2012-08-21 Listed $12,000 REALCOMP
• 2012-08-21 Listed $12,000 SW Michigan MLS
• 2007-12-05 Sold (Public Records) $26,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $772 · +2.8% YoY. Source: county tax records.