3329 Sanford St · Muskegon Heights, MI 49444

$114,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 16 Days on market

Built 1953 7,797 sqft lot Est $79k · 46% over

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Why this score? — see what drove the F 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 +7.8/30.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this affordable and updated 3 bedroom, 1.5 bathroom home in Muskegon Heights! Beautiful refinished hardwood floors run throughout the spacious living room and bedrooms, while updated luxury vinyl plank flooring adds a fresh, modern touch to the kitchen and bathroom. Additional features include a full basement offering plenty of storage space or potential for future finished living area, a detached garage, driveway parking, and a partially fenced backyard. Immediate possession is available at closing. Whether you're a first-time buyer, looking to downsize, or searching for an investment opportunity, this well-maintained home is ready for its next owner. The kitchen stove and refrigerator are included, and recent updates such as a newer furnace, newer water heater, and a solid roof provide added peace of mind.

Key facts

• Newer furnace
• Full basement
• Detached garage

Tags

• REFINISHED HARDWOOD FLOORS
• LUXURY VINYL PLANK FLOORING
• FULL BASEMENT
• DETACHED GARAGE
• PARTIALLY FENCED BACKYARD
• NEWER FURNACE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet
• Home design: Cape Cod-style single family residence; Residential property; One-story (living area listed separately)
• Construction: Built in 1953; Vinyl siding; Shingle roof; Full foundation
• Exterior features: Paved road access; Lot of approximately 0.18 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Cape Cod layout (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (27.7% below list).
• Recommended offer: $83k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 8.4% in Muskegon Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 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 $794 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,024 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $78,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3300 5th St	0.14mi	2/1.0	704 (+5%)	8mo	$59,500	$85	79
3133 Sanford St	0.19mi	2/1.0	724 (+8%)	2mo	$50,000	$69	76
3364 7th St	0.23mi	1/1.0 (-1)	660 (-2%)	9mo	$39,900	$60	74
3229 Jefferson St	0.11mi	3/1.0 (+1)	732 (+9%)	2mo	$114,000	$156	73
3212 5th St	0.18mi	2/1.0	624 (-7%)	14mo	$68,000	$109	68
3033 Morton Ave	0.48mi	2/1.0	688 (+2%)	7mo	$97,000	$141	68
3140 Temple St	0.56mi	2/1.0	690 (+3%)	12mo	$90,000	$130	59
2817 Mason Blvd	0.65mi	2/1.0	624 (-7%)	1mo	$54,900	$88	57
3304 Waalkes St	0.49mi	2/1.0	760 (+13%)	0mo	$115,900	$153	55
224 E Lincoln Ave	0.45mi	3/1.0 (+1)	770 (+15%)	2mo	$90,000	$117	48
142 Harrison Blvd	0.59mi	3/1.0 (+1)	768 (+14%)	3mo	$97,000	$126	42
3015 Lemuel St	0.73mi	2/1.0	592 (-12%)	6mo	$29,900	$51	41

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-26,671
• Equity at exit: $17,132

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-33,578
• Equity at exit: $9,934

Cash invested: $32,172 (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: 11.5×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $-127

Break-even live

Break-even rent $990

Max offer price $92,551

Occupancy floor —

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Temple St Unit 2 Muskegon Heights, MI	1.0	1.0	400	$750	$1.88	21d	1	0.78mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.99mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.99mi

Listing history 12 events

1. 2026-06-19
   days on market $114,900 Active 16 DOM
2. 2026-06-18
   days on market $114,900 Active 15 DOM
3. 2026-06-17
   days on market $114,900 Active 14 DOM
4. 2026-06-16
   days on market $114,900 Active 13 DOM
5. 2026-06-15
   days on market $114,900 Active 12 DOM
6. 2026-06-14
   days on market $114,900 Active 10 DOM
7. 2026-06-13
   days on market $114,900 Active 9 DOM
8. 2026-06-10
   days on market $114,900 Active 7 DOM
9. 2026-06-09
   days on market $114,900 Active 6 DOM
10. 2026-06-08
    days on market $114,900 Active 5 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $114,900 Active 4 DOM

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$93/yr (+$8/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $9,963
• − Mortgage interest: −$6,436
• − Property taxes: −$1,584
• − Insurance: −$574
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$3,343
• Taxable loss: −$3,568
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $-662/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

+857.5% since first listed

30 events — show timeline

• 2026-06-03 Listed $114,900 REALCOMP
• 2026-06-03 Listed $114,900 SW Michigan MLS
• 2026-06-03 Listed $114,900 MiRealSource-MiMLS
• 2025-03-04 Sold (Public Records) $630,000 Public Records
• 2024-04-09 Listed $75,000 SW Michigan MLS
• 2024-04-09 Listed $75,000 MiRealSource-MiMLS
• 2024-04-09 Listed $75,000 REALCOMP
• 2024-04-09 Sold (MLS) $75,000 SW Michigan MLS
• 2024-04-09 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-04-09 Sold (MLS) $75,000 REALCOMP
• 2020-05-15 Sold (MLS) $30,500 SW Michigan MLS
• 2020-05-15 Sold (MLS) $30,500 REALCOMP
• 2020-04-23 Pending — SW Michigan MLS
• 2020-04-16 Price Changed $34,900 SW Michigan MLS
• 2020-04-16 Relisted — SW Michigan MLS
• 2019-12-13 Listing Removed — SW Michigan MLS
• 2019-10-11 Listed $34,900 MiRealSource-MiMLS
• 2019-10-11 Listed $36,900 SW Michigan MLS
• 2019-10-11 Listed $34,900 REALCOMP
• 2018-09-13 Listing Removed — MiRealSource-MiMLS
• 2018-09-13 Listing Removed — SW Michigan MLS
• 2018-09-13 Listing Removed — REALCOMP
• 2018-09-07 Listed $34,900 MiRealSource-MiMLS
• 2018-09-07 Listed $34,900 SW Michigan MLS
• 2018-09-07 Listed $34,900 REALCOMP
• 2015-03-20 Listing Removed — SW Michigan MLS
• 2015-03-20 Listing Removed — REALCOMP
• 2013-11-08 Listed $14,500 SW Michigan MLS
• 2013-11-08 Listed $14,500 REALCOMP
• 1995-05-04 Sold (Public Records) $12,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,584 · +51.0% YoY. Source: county tax records.