1561 Beidler St · Muskegon, MI 49441

$59,900

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.28 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

Key facts

• 0.28 acre lot
• Built 1900
• Listed 11 days

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available
• Home design: Ranch-style single family home; Single-story (ranch); Residential property
• Construction: Built in 1900; Wood siding; Composition roof
• Exterior features: 0.28-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating available
• Interior features: 5 total rooms; Basement (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 16.9% vs local median 4.6% in Muskegon — 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 79/100 on livability (#92 in MI, #2,096 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment F.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+18.1%/yr); 268 active listings in the ZIP; 11 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 $414 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 + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 24y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $60k implies a 537% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.89% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.06%
• DSCR: 2.69
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $146,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1561 Beidler St	0.00mi	2/1.0	975 (0%)	0mo	$55,000	$56	100
329 W Forest Ave	0.48mi	2/1.0	1,008 (+3%)	1mo	$131,000	$130	71
935 W Southern Ave	0.25mi	2/1.0	888 (-9%)	5mo	$177,625	$200	70
990 W Laketon Ave	0.42mi	2/1.0	912 (-6%)	1mo	$200,000	$219	69
1012 Ireland Ave	0.35mi	2/1.0	881 (-10%)	0mo	$206,000	$234	67
1776 Division St	0.31mi	2/1.0	864 (-11%)	3mo	$129,900	$150	65
1560 6th St	0.55mi	2/1.0	1,040 (+7%)	0mo	$89,000	$86	63
950 Young Ave	0.60mi	3/1.0 (+1)	936 (-4%)	2mo	$179,400	$192	59
746 Lyman Ave	0.60mi	3/1.0 (+1)	924 (-5%)	3mo	$118,844	$129	56
254 W Southern Ave	0.56mi	3/1.0 (+1)	873 (-10%)	1mo	$124,900	$143	50
759 Young Ave	0.56mi	2/1.0	864 (-11%)	7mo	$162,900	$189	49
1346 5th St	0.66mi	3/1.0 (+1)	1,078 (+11%)	2mo	$75,000	$70	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.80×
• Total profit: $30,153
• Equity at exit: $8,931

10-year hold

• IRR: 48.1%
• Equity multiple: 6.79×
• Total profit: $97,111
• Equity at exit: $5,179

Cash invested: $16,772 (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 49441

• Rents YoY: 18.1%
• Active inventory: 268
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$314
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $532

Break-even live

Break-even rent $461

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	0.51mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	0.81mi
1021 Jefferson St Muskegon, MI	1.0	1.0	696	$826	$1.19	21d	3	0.97mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	21d	1	1.04mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	1.08mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.08mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	1.09mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	1.26mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	1.39mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	1.39mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.48mi

Listing history 49 events

1. 2026-06-13
   listing id $59,900 Pending 11 DOM
2. 2026-05-22
   price $59,900 119-char remark

   Show marketing remark (119 chars)

   Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

3. 2026-05-22
   price $59,900 119-char remark

   Show marketing remark (119 chars)

   Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

4. 2026-05-22
   price $59,900

   Show marketing remark (119 chars)

   Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

5. 2026-05-15
   listed $69,900 Active 119-char remark

   Show marketing remark (119 chars)

   Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

6. 2026-05-15
   listed $69,900 Active 119-char remark

   Show marketing remark (119 chars)

   Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

7. 2026-05-15
   listed $69,900 Active

   Show marketing remark (119 chars)

   Great possibility for flip or fixer upper. Needs a bit of work but has functional bathroom and kitchen. Owner occupied.

8. 2014-09-24
   historical
9. 2014-09-17
   historical
10. 2014-09-17
    historical
11. 2014-09-16
    historical
12. 2014-09-15
    historical
13. 2014-04-08
    soldstatus $9,400
14. 2014-04-08
    soldstatus $9,400
15. 2014-01-29
    listed $8,900
16. 2014-01-29
    listed $8,900
17. 2013-04-12
    historical
18. 2012-09-05
    listed $9,900
19. 2012-09-05
    listed $9,900
20. 2012-08-07
    historical
21. 2012-05-07
    listed $11,900
22. 2012-05-07
    listed $11,900
23. 2010-07-16
    historical
24. 2010-07-16
    historical
25. 2009-08-25
    listed $12,900
26. 2009-08-25
    listed $12,900
27. 2009-03-30
    soldstatus $3,405
28. 2009-03-30
    soldstatus $3,405
29. 2008-10-24
    listed $13,500
30. 2008-10-24
    listed $13,500
31. 2008-04-03
    historical
32. 2008-03-31
    historical
33. 2007-09-21
    listed $26,909
34. 2007-09-21
    listed $26,909
35. 2007-09-21
    listed $26,909
36. 2007-09-21
    listed $26,909
37. 2004-04-27
    soldstatus $45,500
38. 2004-04-27
    soldstatus $45,500
39. 2004-04-27
    soldstatus $45,500
40. 2004-04-27
    soldstatus $45,500
41. 2003-11-20
    listed $42,500
42. 2003-11-20
    listed $42,500
43. 2003-10-15
    soldstatus $20,950
44. 2003-10-15
    soldstatus $20,950
45. 2003-07-08
    listed $24,900
46. 2003-07-08
    listed $24,900
47. 2003-05-27
    historical
48. 2002-11-27
    listed $36,000
49. 2002-11-27
    listed $36,000

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $612 · $51/mo
• Expected delta: +$310/yr (+$26/mo · 103.0%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,612
• − Mortgage interest: −$3,355
• − Property taxes: −$302
• − Insurance: −$300
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$1,743
• Taxable income: $5,735
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $5,007/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)

• District: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 of 540 in MI

Livability — Muskegon

• Score: 79/100
• State rank: #92
• US rank: #2096

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 36,779
• Household income: $67,427
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 938.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

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: ▼ -448.86%
• Current HPI: 263.8317
• Rent YoY: ▲ 18.11%
• 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

+66.4% since first listed

48 events — show timeline

• 2026-05-22 Price Changed $59,900 MiRealSource-MiMLS
• 2026-05-22 Price Changed $59,900 REALCOMP
• 2026-05-22 Price Changed $59,900 SW Michigan MLS
• 2026-05-15 Listed $69,900 SW Michigan MLS
• 2026-05-15 Listed $69,900 REALCOMP
• 2026-05-15 Listed $69,900 MiRealSource-MiMLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-04-08 Sold (MLS) $9,400 REALCOMP
• 2014-04-08 Sold (MLS) $9,400 SW Michigan MLS
• 2014-01-29 Listed $8,900 REALCOMP
• 2014-01-29 Listed $8,900 SW Michigan MLS
• 2013-04-12 Listing Removed — REALCOMP
• 2012-09-05 Listed $9,900 REALCOMP
• 2012-09-05 Listed $9,900 SW Michigan MLS
• 2012-08-07 Listing Removed — REALCOMP
• 2012-05-07 Listed $11,900 REALCOMP
• 2012-05-07 Listed $11,900 SW Michigan MLS
• 2010-07-16 Listing Removed — REALCOMP
• 2010-07-16 Listing Removed — SW Michigan MLS
• 2009-08-25 Listed $12,900 REALCOMP
• 2009-08-25 Listed $12,900 SW Michigan MLS
• 2009-03-30 Sold (MLS) $3,405 REALCOMP
• 2009-03-30 Sold (MLS) $3,405 SW Michigan MLS
• 2008-10-24 Listed $13,500 REALCOMP
• 2008-10-24 Listed $13,500 SW Michigan MLS
• 2008-04-03 Listing Removed — REALCOMP
• 2008-03-31 Listing Removed — REALCOMP
• 2007-09-21 Listed $26,909 REALCOMP
• 2007-09-21 Listed $26,909 REALCOMP
• 2007-09-21 Listed $26,909 SW Michigan MLS
• 2007-09-21 Listed $26,909 SW Michigan MLS
• 2004-04-27 Sold (Public Records) $45,500 Public Records
• 2004-04-27 Sold (Public Records) $45,500 Public Records
• 2004-04-27 Sold (MLS) $45,500 REALCOMP
• 2004-04-27 Sold (MLS) $45,500 SW Michigan MLS
• 2003-11-20 Listed $42,500 REALCOMP
• 2003-11-20 Listed $42,500 SW Michigan MLS
• 2003-10-15 Sold (MLS) $20,950 REALCOMP
• 2003-10-15 Sold (MLS) $20,950 SW Michigan MLS
• 2003-07-08 Listed $24,900 REALCOMP
• 2003-07-08 Listed $24,900 SW Michigan MLS
• 2003-05-27 Listing Removed — REALCOMP
• 2002-11-27 Listed $36,000 REALCOMP
• 2002-11-27 Listed $36,000 SW Michigan MLS

Property tax history

-0.0%/yr

Latest (2025): $302 · +1.7% YoY. Source: county tax records.