2359 Maple St · Cedar Creek, MI 49457

$84,900

3 bd · 2.0 ba · 908 sqft · SingleFamily · 57 Days on market

Built 2026 Excellent condition

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful brand new 3 bedroom, 2 bath home situated on a desirable corner lot in Timberline Estates! Offering a bright, open layout with modern finishes throughout, this home perfectly blends comfort and style. Step inside to a spacious living area filled with natural light, flowing seamlessly into the kitchen complete with a large center island, sleek cabinetry, and brand new appliances. The neutral color palette and upgraded flooring throughout create a clean, inviting feel that's ready for your personal touch. The primary suite features a private full bath and ample closet space, while two additional bedrooms and a second full bath provide flexibility for guests, family,

Key facts

• Large center island
• Brand new appliances
• Sleek cabinetry

Tags

• CORNER LOT
• MODERN FINISHES
• LARGE CENTER ISLAND
• SLEEK CABINETRY
• BRAND NEW APPLIANCES
• PRIVATE FULL BATH

Property features AI

Exterior

• Utilities: Private water; Private sewer
• Home design: Residential property; New construction; Single-story
• Construction: Vinyl siding; Slab foundation; Completed construction
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Dishwasher; Refrigerator; Range; 6 total rooms
• Laundry & utility: Main level laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Holton Public Schools (rural): math 19% / reading 32% proficiency, ranked #413 of 540 in MI (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 82 active listings in the ZIP; 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 $587 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 $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,066
• Equity at exit: $12,659

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $24,377
• Equity at exit: $7,341

Cash invested: $23,772 (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 49457

• Active inventory: 82
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $264

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $84,900 Active 57 DOM
2. 2026-06-17
   days on market $84,900 Active 56 DOM
3. 2026-06-16
   days on market $84,900 Active 55 DOM
4. 2026-06-15
   days on market $84,900 Active 54 DOM
5. 2026-06-13
   days on market $84,900 Active 52 DOM
6. 2026-06-12
   days on market $84,900 Active 51 DOM
7. 2026-06-09
   days on market $84,900 Active 48 DOM
8. 2026-06-08
   days on market $84,900 Active 47 DOM
9. 2026-06-07
   days on market $84,900 Active 46 DOM
10. 2026-06-07
    days on market $84,900 Active 45 DOM
11. 2026-06-04
    days on market $84,900 Active 42 DOM
12. 2026-06-02
    days on market $84,900 Active 41 DOM
13. 2026-06-01
    days on market $84,900 Active 40 DOM
14. 2026-05-31
    days on market $84,900 Active 39 DOM
15. 2026-05-31
    days on market $84,900 Active 38 DOM
16. 2026-05-28
    price $84,900
17. 2026-04-22
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,921
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,470
• Taxable income: $1,930
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,703/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This beautiful brand new 3-bedroom, 2-bath home in Timberline Estates is move-in ready with modern finishes and a clean, inviting interior. It offers a bright, open layout and is ready for your personal touch.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add a smart home system — Improves convenience and can increase the home's market value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a smart home system — Improves convenience and can increase the home's market value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Holton Public Schools
• NCES district ID: 2618510
• Math proficiency: 19% ▼ -5.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $45,008
• Composite: 21.95/100
• National rank: #8219
• State rank: #413 of 540 in MI

Livability — Cedar Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,263

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: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 14% Romanian 6% Lithuanian 3%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -150.52%
• Current HPI: 271.7426
• Rent YoY: —
• Metro: —
• 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

-0.1% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $84,900 REALCOMP
• 2026-04-22 Listed $85,000 REALCOMP