2116 Mcilwraith St · Muskegon Heights, MI 49444

$134,900

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 233 Days on market

Built 1992 0.43 ac lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• 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

Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

Key facts

• Open floor plan
• Full basement
• 0.43 acre lot

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• FULL BASEMENT

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Ranch-style home; Residential property
• Construction: Built in 1992; Vinyl siding; Composition roof; Living area approximately 1,404
• Exterior features: Sidewalk; Shed(s); Paved road access

Interior

• Kitchen: Kitchen (13 x 12); Range; Refrigerator
• Bedrooms: Primary bedroom (13 x 14)
• Bathrooms: 2 full bathrooms; Primary bathroom (10 x 7); Bathroom 1 (10 x 11); Bathroom 2 (10 x 11)
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Fireplace; Insulated windows; Full basement
• Laundry & utility: Laundry room (9 x 7); Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (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; 7 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 $933 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 233 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 20y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 8.2

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-13,132
• Equity at exit: $20,114

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-116
• Equity at exit: $11,664

Cash invested: $37,772 (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 49444

• Active inventory: 237
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$707
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $137

Break-even live

Break-even rent $1,197

Max offer price $134,900

Occupancy floor 85%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.93mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	1.01mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.20mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	1.26mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	1.30mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	1.42mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.47mi

Listing history 44 events

1. 2026-04-30
   status Pending 276-char remark

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

2. 2026-04-30
   status Pending 276-char remark

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

3. 2026-04-30
   status Pending

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

4. 2026-03-07
   price $134,900 276-char remark

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

5. 2026-03-06
   price $134,900 276-char remark

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

6. 2026-03-06
   price $134,900

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

7. 2026-02-20
   price $138,900 276-char remark

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

8. 2026-02-19
   price $138,900 276-char remark

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

9. 2026-02-19
   price $138,900

   Show marketing remark (276 chars)

   Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

10. 2025-10-30
    price $149,000 276-char remark

    Show marketing remark (276 chars)

    Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

11. 2025-10-29
    price $149,000 276-char remark

    Show marketing remark (276 chars)

    Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

12. 2025-10-29
    price $149,000

    Show marketing remark (276 chars)

    Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

13. 2025-09-05
    listed $159,000 Active 276-char remark

    Show marketing remark (276 chars)

    Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

14. 2025-09-05
    listed $159,000 Active 276-char remark

    Show marketing remark (276 chars)

    Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

15. 2025-09-05
    listed $159,000 Active

    Show marketing remark (276 chars)

    Lots of space! Home with 3 bedrooms 2 full baths placed on a fouble lot. This home features and open floor plan with a wood burning fireplace in the living-room. There is a full basement which could be finished and double the space of the home. Buyer to verify all information

16. 2021-04-07
    soldstatus $55,000 Sold
17. 2021-04-07
    soldstatus $55,000 Sold
18. 2021-04-07
    soldstatus $55,000
19. 2021-02-19
    status Pending
20. 2021-02-19
    status Pending
21. 2021-01-07
    listed $64,900 Active
22. 2021-01-07
    listed $64,900 Active
23. 2021-01-07
    listed $64,900
24. 2021-01-01
    historical
25. 2020-12-31
    historical
26. 2020-12-31
    historical
27. 2020-12-30
    price $59,900
28. 2020-10-16
    status Active
29. 2020-09-15
    status Pending
30. 2020-06-19
    listed $59,900
31. 2020-06-19
    listed $64,900 Active
32. 2020-06-19
    listed $59,900
33. 2014-09-26
    historical
34. 2014-09-25
    historical
35. 2014-09-16
    historical
36. 2013-12-31
    historical
37. 2013-06-20
    listed $38,000
38. 2013-06-20
    listed $38,000
39. 2007-07-30
    historical
40. 2007-01-05
    listed $79,900
41. 2007-01-05
    listed $79,900
42. 2006-12-31
    historical
43. 2006-05-10
    listed $79,900
44. 2006-05-10
    listed $79,900

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 7 d/yr ≥93°F today · 15 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: $16,434
• − Mortgage interest: −$7,556
• − Property taxes: −$2,180
• − Insurance: −$674
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,924
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,766/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

+68.8% since first listed

44 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-03-07 Price Changed $134,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $134,900 REALCOMP
• 2026-03-06 Price Changed $134,900 SW Michigan MLS
• 2026-02-20 Price Changed $138,900 MiRealSource-MiMLS
• 2026-02-19 Price Changed $138,900 REALCOMP
• 2026-02-19 Price Changed $138,900 SW Michigan MLS
• 2025-10-30 Price Changed $149,000 MiRealSource-MiMLS
• 2025-10-29 Price Changed $149,000 REALCOMP
• 2025-10-29 Price Changed $149,000 SW Michigan MLS
• 2025-09-05 Listed $159,000 SW Michigan MLS
• 2025-09-05 Listed $159,000 MiRealSource-MiMLS
• 2025-09-05 Listed $159,000 REALCOMP
• 2021-04-07 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2021-04-07 Sold (MLS) $55,000 SW Michigan MLS
• 2021-04-07 Sold (MLS) $55,000 REALCOMP
• 2021-02-19 Pending — REALCOMP
• 2021-02-19 Pending — SW Michigan MLS
• 2021-01-07 Listed $64,900 MiRealSource-MiMLS
• 2021-01-07 Listed $64,900 SW Michigan MLS
• 2021-01-07 Listed $64,900 REALCOMP
• 2021-01-01 Listing Removed — SW Michigan MLS
• 2020-12-31 Listing Removed — MiRealSource-MiMLS
• 2020-12-31 Listing Removed — REALCOMP
• 2020-12-30 Price Changed $59,900 SW Michigan MLS
• 2020-10-16 Relisted — SW Michigan MLS
• 2020-09-15 Pending — SW Michigan MLS
• 2020-06-19 Listed $59,900 MiRealSource-MiMLS
• 2020-06-19 Listed $64,900 SW Michigan MLS
• 2020-06-19 Listed $59,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2013-12-31 Listing Removed — REALCOMP
• 2013-06-20 Listed $38,000 REALCOMP
• 2013-06-20 Listed $38,000 SW Michigan MLS
• 2007-07-30 Listing Removed — REALCOMP
• 2007-01-05 Listed $79,900 REALCOMP
• 2007-01-05 Listed $79,900 SW Michigan MLS
• 2006-12-31 Listing Removed — REALCOMP
• 2006-05-10 Listed $79,900 REALCOMP
• 2006-05-10 Listed $79,900 SW Michigan MLS

Property tax history

+10.1%/yr

Latest (2022): $2,180 · +205.3% YoY. Source: county tax records.