3109 Fifth St · Muskegon Heights, MI 49444

$150,000

4 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 238 Days on market

Built 1925 6,534 sqft lot Est $154k · at est.

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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 +24.8/30.0
• ARV discount +8.6/15.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• 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

4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

Key facts

• Fenced backyard
• Newer interior paint
• 6,534 sq ft lot

Tags

• NEWER INTERIOR PAINT
• FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet available
• Home design: Traditional-style single family home; 1,536 sq ft living area; Built in 1925
• Construction: Wood siding construction; Composition shingle roof
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Heating available
• Interior features: 10 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

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; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 37% 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 $1k 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

• It's been on market 238 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 28y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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 1925 — 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: 1.09% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $153,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3201 6th St	0.10mi	5/2.0 (+1)	1,614 (+5%)	1mo	$99,000	$61	79
3133 Glendale St	0.08mi	4/2.0	1,386 (-10%)	10mo	$40,000	$29	70
3333 5th St	0.27mi	3/1.5 (-1)	1,600 (+4%)	10mo	$63,000	$39	68
3136 Glendale St	0.10mi	4/1.5	1,312 (-15%)	4mo	$131,000	$100	67
3014 Highland St	0.15mi	3/1.0 (-1)	1,404 (-9%)	7mo	$125,000	$89	66
3309 Baker St	0.37mi	3/2.0 (-1)	1,610 (+5%)	6mo	$144,900	$90	62
142 First Ave	0.71mi	4/1.0	1,507 (-2%)	4mo	$239,900	$159	58
3332 Mona St	0.38mi	4/1.5	1,332 (-13%)	2mo	$145,000	$109	58
3213 Mona St	0.31mi	3/1.0 (-1)	1,349 (-12%)	0mo	$145,000	$107	58
26 W Maplewood Ave	0.33mi	3/2.0 (-1)	1,344 (-12%)	4mo	$101,000	$75	54
2918 Mason Blvd	0.66mi	3/1.5 (-1)	1,344 (-12%)	0mo	$159,900	$119	43
2616 7th St	0.57mi	3/2.0 (-1)	1,370 (-11%)	7mo	$168,000	$123	42

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,105
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $22,395
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $317

Break-even live

Break-even rent $1,229

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-09
   status $150,000 Pending 238 DOM
2. 2026-06-08
   days on market $150,000 Active 238 DOM
3. 2026-06-07
   days on market $150,000 Active 237 DOM
4. 2026-06-02
   days on market $150,000 Active 232 DOM
5. 2026-06-01
   days on market $150,000 Active 231 DOM
6. 2026-05-31
   days on market $150,000 Active 230 DOM
7. 2026-05-30
   days on market $150,000 Active 229 DOM
8. 2026-02-11
   price $150,000 321-char remark

   Show marketing remark (321 chars)

   4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

9. 2026-02-10
   price $150,000 321-char remark

   Show marketing remark (321 chars)

   4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

10. 2026-02-10
    price $150,000

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

11. 2025-11-25
    price $160,000 321-char remark

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

12. 2025-11-24
    price $160,000 321-char remark

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

13. 2025-11-24
    price $160,000

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

14. 2025-10-13
    listed $165,000 Active 321-char remark

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

15. 2025-10-13
    listed $165,000 Active 321-char remark

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

16. 2025-10-13
    listed $165,000 Active

    Show marketing remark (321 chars)

    4-bedroom, 1.5-bath traditional home with recent updates throughout! Enjoy newer interior paint, flooring, carpet, furnace, water heater, plumbing, and fixtures. The exterior has been freshly painted, giving the home a clean, modern look. Spacious layout, fenced backyard, and is conveniently located near local amenities

17. 2023-05-30
    soldstatus $127,000
18. 2023-05-26
    soldstatus $127,000 Sold
19. 2023-05-26
    soldstatus $127,000 Closed
20. 2023-05-26
    soldstatus $127,000 Sold
21. 2023-03-21
    status Pending
22. 2023-03-21
    status Pending
23. 2023-03-21
    status Pending
24. 2023-03-17
    listed $120,000 Active
25. 2023-03-17
    listed $120,000 Active
26. 2023-03-17
    listed $120,000 Active
27. 2020-07-08
    soldstatus $27,000
28. 2020-07-08
    soldstatus $27,000 Sold
29. 2020-07-08
    soldstatus $27,000
30. 2020-06-20
    status Pending
31. 2020-02-19
    price $27,900
32. 2019-12-02
    status Active
33. 2019-10-19
    status Pending
34. 2019-10-15
    price $29,900
35. 2019-10-15
    price $29
36. 2019-10-04
    listed $27,900
37. 2019-10-04
    listed $35,200 Active
38. 2019-10-04
    listed $27,900
39. 2018-03-22
    soldstatus $26,900
40. 2018-03-22
    soldstatus $26,900 Sold
41. 2018-02-28
    status Pending
42. 2017-10-23
    listed $26,900 Active
43. 2017-10-23
    listed $26,900
44. 2014-10-17
    historical
45. 2014-09-25
    historical
46. 2014-09-16
    historical
47. 2014-09-15
    historical
48. 2014-09-15
    historical
49. 2009-04-13
    soldstatus $9,000
50. 2009-04-13
    soldstatus $9,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$425/yr (+$35/mo · 29.1%)

ⓘ 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,567
• − Mortgage interest: −$8,402
• − Property taxes: −$1,460
• − Insurance: −$750
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,364
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,459/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

+401.7% since first listed

63 events — show timeline

• 2026-02-11 Price Changed $150,000 MiRealSource-MiMLS
• 2026-02-10 Price Changed $150,000 REALCOMP
• 2026-02-10 Price Changed $150,000 SW Michigan MLS
• 2025-11-25 Price Changed $160,000 MiRealSource-MiMLS
• 2025-11-24 Price Changed $160,000 REALCOMP
• 2025-11-24 Price Changed $160,000 SW Michigan MLS
• 2025-10-13 Listed $165,000 SW Michigan MLS
• 2025-10-13 Listed $165,000 REALCOMP
• 2025-10-13 Listed $165,000 MiRealSource-MiMLS
• 2023-05-30 Sold (Public Records) $127,000 Public Records
• 2023-05-26 Sold (MLS) $127,000 SW Michigan MLS
• 2023-05-26 Sold (MLS) $127,000 MiRealSource-MiMLS
• 2023-05-26 Sold (MLS) $127,000 REALCOMP
• 2023-03-21 Pending — MiRealSource-MiMLS
• 2023-03-21 Pending — REALCOMP
• 2023-03-21 Pending — SW Michigan MLS
• 2023-03-17 Listed $120,000 SW Michigan MLS
• 2023-03-17 Listed $120,000 MiRealSource-MiMLS
• 2023-03-17 Listed $120,000 REALCOMP
• 2020-07-08 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2020-07-08 Sold (MLS) $27,000 SW Michigan MLS
• 2020-07-08 Sold (MLS) $27,000 REALCOMP
• 2020-06-20 Pending — SW Michigan MLS
• 2020-02-19 Price Changed $27,900 SW Michigan MLS
• 2019-12-02 Relisted — SW Michigan MLS
• 2019-10-19 Pending — SW Michigan MLS
• 2019-10-15 Price Changed $29,900 SW Michigan MLS
• 2019-10-15 Price Changed $29 SW Michigan MLS
• 2019-10-04 Listed $27,900 MiRealSource-MiMLS
• 2019-10-04 Listed $35,200 SW Michigan MLS
• 2019-10-04 Listed $27,900 REALCOMP
• 2018-03-22 Sold (MLS) $26,900 SW Michigan MLS
• 2018-03-22 Sold (MLS) $26,900 REALCOMP
• 2018-02-28 Pending — SW Michigan MLS
• 2017-10-23 Listed $26,900 SW Michigan MLS
• 2017-10-23 Listed $26,900 REALCOMP
• 2014-10-17 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2009-04-13 Sold (MLS) $9,000 REALCOMP
• 2009-04-13 Sold (MLS) $9,000 SW Michigan MLS
• 2008-12-05 Listed $10,000 REALCOMP
• 2008-12-05 Listed $10,000 SW Michigan MLS
• 2008-04-03 Listing Removed — REALCOMP
• 2008-03-31 Listing Removed — REALCOMP
• 2007-06-22 Listed $30,909 REALCOMP
• 2007-06-22 Listed $30,909 REALCOMP
• 2007-06-22 Listed $30,909 SW Michigan MLS
• 2007-06-22 Listed $30,909 SW Michigan MLS
• 2007-05-16 Listing Removed — REALCOMP
• 2007-03-16 Listed $45,000 REALCOMP
• 2007-03-16 Listed $45,000 SW Michigan MLS
• 2002-06-12 Sold (Public Records) $64,000 Public Records
• 2002-06-12 Sold (MLS) $64,000 REALCOMP
• 2002-06-12 Sold (MLS) $64,000 SW Michigan MLS
• 2001-07-25 Listed $59,900 REALCOMP
• 2001-07-25 Listed $59,900 SW Michigan MLS
• 1998-12-31 Listing Removed — REALCOMP
• 1998-09-01 Listed $29,900 REALCOMP
• 1998-09-01 Listed $29,900 SW Michigan MLS
• 1998-08-03 Listed $29,900 SW Michigan MLS

Property tax history

+3.0%/yr

Latest (2025): $1,460 · +2.7% YoY. Source: county tax records.