371 E Columbia Ave · Muskegon Heights, MI 49444

$75,900

3 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 322 Days on market

Built 1945 10,000 sqft lot Est $136k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

Key facts

• 0.23 acre lot
• Built 1945
• Listed 321 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Built in 1945; Vinyl siding; Composition roof
• Exterior features: 0.23-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 8.4% in Muskegon Heights — 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 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; 5 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 $525 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 23y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.56% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $136,141
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 Mason Blvd	0.07mi	3/1.5	1,344 (+8%)	0mo	$159,900	$119	82
238 Harrison Blvd	0.08mi	2/1.0 (-1)	1,132 (-9%)	3mo	$84,460	$75	74
16 E Cleveland Ave	0.55mi	3/1.0	1,215 (-3%)	1mo	$149,900	$123	69
3233 Peck St	0.64mi	3/1.0	1,233 (-1%)	1mo	$129,900	$105	67
3220-3224 Jefferson St	0.68mi	3/1.0	1,222 (-2%)	1mo	$127,000	$104	64
2943 Austin St	0.61mi	4/1.5 (+1)	1,284 (+3%)	4mo	$219,900	$171	57
3024 Woodcliffe Dr	0.48mi	3/2.0	1,362 (+9%)	6mo	$148,400	$109	54
111 Rotterdam Ave	0.66mi	3/1.0	1,140 (-9%)	2mo	$22,000	$19	54
3136 Glendale St	0.69mi	4/1.5 (+1)	1,312 (+5%)	4mo	$131,000	$100	49
26 W Maplewood Ave	0.73mi	3/2.0	1,344 (+8%)	4mo	$101,000	$75	46
2320 Manz St	0.72mi	3/1.5	1,412 (+13%)	3mo	$154,760	$110	40
3225 Maffett St	0.58mi	4/2.0 (+1)	1,064 (-15%)	1mo	$164,697	$155	39

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $9,026
• Equity at exit: $11,317

10-year hold

• IRR: 19.8%
• Equity multiple: 2.67×
• Total profit: $35,502
• Equity at exit: $6,562

Cash invested: $21,252 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$398
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $334

Break-even live

Break-even rent $763

Max offer price $75,900

Occupancy floor 67%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	0.26mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	21d	1	1.03mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	1.12mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	43d	1	1.14mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.21mi

Listing history 50 events

1. 2026-06-19
   days on market $75,900 Active 322 DOM
2. 2026-06-18
   days on market $75,900 Active 321 DOM
3. 2026-06-17
   days on market $75,900 Active 320 DOM
4. 2026-06-16
   days on market $75,900 Active 319 DOM
5. 2026-06-15
   days on market $75,900 Active 318 DOM
6. 2026-06-14
   days on market $75,900 Active 316 DOM
7. 2026-06-13
   days on market $75,900 Active 315 DOM
8. 2026-06-10
   days on market $75,900 Active 313 DOM
9. 2026-06-09
   days on market $75,900 Active 312 DOM
10. 2026-06-08
    days on market $75,900 Active 311 DOM
11. 2026-06-07
    pricedays on market $75,900 Active 310 DOM
12. 2026-06-02
    days on market $84,900 Active 305 DOM
13. 2026-06-01
    days on market $84,900 Active 304 DOM
14. 2026-05-31
    days on market $84,900 Active 303 DOM
15. 2026-05-30
    days on market $84,900 Active 302 DOM
16. 2025-12-19
    price $84,900 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

17. 2025-12-18
    price $84,900 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

18. 2025-12-18
    price $84,900

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

19. 2025-09-09
    price $89,900 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

20. 2025-09-08
    price $89,900 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

21. 2025-09-08
    price $89,900

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

22. 2025-08-07
    status Active 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

23. 2025-08-07
    status Active 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

24. 2025-08-07
    status Active

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

25. 2025-08-05
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

26. 2025-08-05
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

27. 2025-08-05
    status Pending

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

28. 2025-07-30
    listed $99,900 Active 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

29. 2025-07-28
    listed $99,900 Active 308-char remark

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

30. 2025-07-28
    listed $99,900 Active

    Show marketing remark (308 chars)

    Great Value is Muskegon Heights: Ideal starter Home or investment property with 3 Bedrooms, This home provides flexible living space for home office, guest room, or nursery. Take advantage of the affordability and convenient location, offering quick access to shopping, Schools, and Major employment centers.

31. 2025-06-25
    status Pending
32. 2025-06-25
    status Pending
33. 2025-06-23
    historical
34. 2025-06-23
    historical
35. 2025-02-25
    listed $99,900 Active
36. 2025-02-25
    listed $99,900 Active
37. 2024-12-17
    status Pending
38. 2024-11-29
    historical
39. 2024-11-27
    status Pending
40. 2024-11-27
    status Pending
41. 2024-11-27
    historical
42. 2024-09-10
    listed $89,900 Active
43. 2024-09-10
    listed $89,900 Active
44. 2024-02-13
    soldstatus $83,000 Sold
45. 2024-02-13
    soldstatus $83,000 Closed
46. 2024-02-13
    soldstatus $83,000 Sold
47. 2024-02-13
    soldstatus $83,000
48. 2024-01-26
    status Pending
49. 2024-01-26
    status Pending
50. 2024-01-26
    status Pending

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 1/10 Low 6 d/yr ≥93°F today · 13 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: $14,225
• − Mortgage interest: −$4,252
• − Property taxes: −$2,077
• − Insurance: −$380
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,208
• Taxable income: $3,033
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $3,277/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

+324.5% since first listed

68 events — show timeline

• 2025-12-19 Price Changed $84,900 MiRealSource-MiMLS
• 2025-12-18 Price Changed $84,900 REALCOMP
• 2025-12-18 Price Changed $84,900 SW Michigan MLS
• 2025-09-09 Price Changed $89,900 MiRealSource-MiMLS
• 2025-09-08 Price Changed $89,900 REALCOMP
• 2025-09-08 Price Changed $89,900 SW Michigan MLS
• 2025-08-07 Relisted — REALCOMP
• 2025-08-07 Relisted — MiRealSource-MiMLS
• 2025-08-07 Relisted — SW Michigan MLS
• 2025-08-05 Pending — REALCOMP
• 2025-08-05 Pending — MiRealSource-MiMLS
• 2025-08-05 Pending — SW Michigan MLS
• 2025-07-30 Listed $99,900 REALCOMP
• 2025-07-28 Listed $99,900 SW Michigan MLS
• 2025-07-28 Listed $99,900 MiRealSource-MiMLS
• 2025-06-25 Pending — MiRealSource-MiMLS
• 2025-06-25 Pending — REALCOMP
• 2025-06-23 Listing Removed — REALCOMP
• 2025-06-23 Listing Removed — MiRealSource-MiMLS
• 2025-02-25 Listed $99,900 REALCOMP
• 2025-02-25 Listed $99,900 MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2024-11-29 Listing Removed — MiRealSource-MiMLS
• 2024-11-27 Pending — REALCOMP
• 2024-11-27 Pending — MiRealSource-MiMLS
• 2024-11-27 Listing Removed — REALCOMP
• 2024-09-10 Listed $89,900 MiRealSource-MiMLS
• 2024-09-10 Listed $89,900 REALCOMP
• 2024-02-13 Sold (Public Records) $83,000 Public Records
• 2024-02-13 Sold (MLS) $83,000 SW Michigan MLS
• 2024-02-13 Sold (MLS) $83,000 MiRealSource-MiMLS
• 2024-02-13 Sold (MLS) $83,000 REALCOMP
• 2024-01-26 Pending — MiRealSource-MiMLS
• 2024-01-26 Pending — REALCOMP
• 2024-01-26 Pending — SW Michigan MLS
• 2024-01-03 Listed $84,900 SW Michigan MLS
• 2024-01-03 Listed $84,900 MiRealSource-MiMLS
• 2024-01-03 Listed $84,900 REALCOMP
• 2022-07-29 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2022-07-29 Sold (MLS) $27,000 SW Michigan MLS
• 2022-07-29 Sold (MLS) $27,000 REALCOMP
• 2022-07-25 Pending — SW Michigan MLS
• 2022-07-25 Pending — REALCOMP
• 2022-07-15 Listed $29,900 MiRealSource-MiMLS
• 2022-07-15 Listed $29,900 SW Michigan MLS
• 2022-07-15 Listed $29,900 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2011-03-29 Sold (Public Records) $20,000 Public Records
• 2011-03-03 Sold (MLS) $5,000 REALCOMP
• 2011-03-03 Sold (MLS) $5,000 SW Michigan MLS
• 2011-01-25 Listed $6,000 REALCOMP
• 2011-01-25 Listed $6,000 SW Michigan MLS
• 2007-10-01 Listing Removed — REALCOMP
• 2007-03-01 Listed $39,900 REALCOMP
• 2007-03-01 Listed $39,900 SW Michigan MLS
• 2007-02-28 Listing Removed — SW Michigan MLS
• 2007-02-28 Listing Removed — REALCOMP
• 2006-11-07 Listed $59,900 SW Michigan MLS
• 2006-11-07 Listed $59,900 REALCOMP
• 2006-09-04 Listing Removed — REALCOMP
• 2006-06-04 Listed $37,500 REALCOMP
• 2006-06-04 Listed $37,500 SW Michigan MLS
• 2003-09-03 Sold (MLS) $27,000 REALCOMP
• 2003-09-03 Sold (MLS) $27,000 SW Michigan MLS
• 2003-04-30 Listed $31,900 REALCOMP
• 2003-04-30 Listed $31,900 SW Michigan MLS
• 1996-08-07 Sold (Public Records) $20,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,077 · +67.6% YoY. Source: county tax records.