348 Orchard Ave · Muskegon, MI 49442

$149,900

2 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 53 Days on market

Built 1960 4,356 sqft lot Est $177k · 15% under

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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 +15.3/30.0
• ARV discount +14.4/15.0
• DSCR +4.7/10.0
• Rent growth +4.6/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

Key facts

• New furnace
• Updated pex plumbing
• Newer roof

Tags

• REMODELED HOME
• NEWER ROOF
• NEW WINDOWS
• NEW FURNACE
• NEW WATER HEATER
• UPDATED PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $54 ($653/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.7% below list).
• Recommended offer: $138k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.7% 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: 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.
• Zoned schools: Muskegon Middle School (math 4% / reading 13%, grade F, #480 of 493 statewide, top 97%, 755 students, 87% FRL); Muskegon High School (math 8% / reading 27%, grade F, #632 of 713 statewide, top 89%, 1,039 students, 84% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising fast (+8.2%/yr); 291 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($49k/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 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.
• Current owner paid $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,320 (7.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $177,177
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 Orchard Ave	0.00mi	2/1.0	1,001 (0%)	1mo	$145,000	$145	99
759 Emerald St	0.08mi	3/1.0 (+1)	974 (-3%)	2mo	$67,500	$69	85
287 E Walton Ave	0.11mi	3/2.0 (+1)	1,000 (-0%)	1mo	$198,500	$199	85
283 E Walton Ave	0.11mi	3/2.0 (+1)	1,000 (-0%)	2mo	$208,900	$209	84
1077 Sophia St	0.32mi	2/1.0	979 (-2%)	2mo	$193,000	$197	80
653.5 Orchard Ave	0.38mi	3/1.0 (+1)	988 (-1%)	2mo	$132,400	$134	74
508 Catherine Ave	0.45mi	2/1.0	1,046 (+4%)	2mo	$125,000	$120	70
438 E Isabella Ave	0.35mi	2/1.0	1,065 (+6%)	3mo	$201,300	$189	70
644 Wesley Ave	0.48mi	3/1.0 (+1)	1,038 (+4%)	1mo	$183,900	$177	66
1221 Sanford St	0.72mi	3/2.0 (+1)	950 (-5%)	2mo	$199,900	$210	47
700 Oak Ave	0.45mi	3/1.0 (+1)	1,140 (+14%)	5mo	$75,000	$66	47
1195 S Getty St	0.72mi	2/1.0	864 (-14%)	3mo	$55,000	$64	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.68×
• Total profit: $-13,493
• Equity at exit: $22,351

10-year hold

• IRR: 6.8%
• Equity multiple: 1.62×
• Total profit: $26,074
• Equity at exit: $12,961

Cash invested: $41,972 (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 49442

• Rents YoY: 8.2%
• Active inventory: 291
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$786
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $54

Break-even live

Break-even rent $1,314

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $139	-5% $97	+0% $54	+5% $12	+10% $-30
Rent	-10% $-55	-5% $0	+0% $54	+5% $109	+10% $164
Rate	-1.0pp $130	-0.5pp $93	base $54	+0.5pp $16	+1.0pp $-24

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	23d	1	0.05mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	23d	1	0.05mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	23d	1	0.12mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	23d	1	0.24mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	23d	1	0.38mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	23d	1	0.43mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	23d	1	0.53mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	23d	1	0.57mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	23d	1	0.59mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	23d	1	0.60mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	45d	1	0.79mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	23d	1	0.80mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	45d	1	0.86mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	23d	1	0.86mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	23d	1	0.86mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	23d	1	0.87mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,070	$1.23	23d	1	0.96mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	23d	1	1.10mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	23d	1	1.14mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	23d	1	1.24mi

Listing history 19 events

1. 2026-04-20
   status Pending 726-char remark

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

2. 2026-04-20
   status Pending 726-char remark

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

3. 2026-04-20
   status Pending

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

4. 2026-03-12
   price $149,900 726-char remark

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

5. 2026-03-12
   price $149,900 726-char remark

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

6. 2026-03-12
   price $149,900

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

7. 2026-02-26
   listed $154,900 Active 726-char remark

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

8. 2026-02-26
   listed $154,900 Active 726-char remark

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

9. 2026-02-26
   listed $154,900 Active

   Show marketing remark (726 chars)

   Beautifully remodeled home in the city of Muskegon! Welcome to this wonderfully remodeled 2-bedroom, 1-bath home has been thoughtfully updated throughout, this home blends modern improvements with classic charm. Recent upgrades include a newer roof, new windows, new furnace, new water heater, and updated PEX plumbing lines, providing peace of mind for years to come. Inside, you'll appreciate the refinished original wood flooring that adds warmth and character. The kitchen has been completely refreshed with new cabinets, and the bathroom has been beautifully updated to match the home's modern feel. Move-in ready and conveniently located near local amenities, this home is a fantastic opportunity you won't want to miss.

10. 2023-09-05
    soldstatus $120,000
11. 2023-08-31
    soldstatus $120,000 Sold
12. 2023-08-31
    soldstatus $120,000 Sold
13. 2023-08-31
    soldstatus $120,000 Closed
14. 2023-07-21
    status Pending
15. 2023-07-21
    status Pending
16. 2023-07-21
    status Pending
17. 2023-07-06
    listed $124,900 Active
18. 2023-07-06
    listed $124,900 Active
19. 2023-07-06
    listed $124,900 Active

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,293 · $191/mo
• Expected delta: +$16/yr (+$1/mo · 0.7%)

ⓘ 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: $16,598
• − Mortgage interest: −$8,397
• − Property taxes: −$2,277
• − Insurance: −$750
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,361
• Taxable loss: −$1,842
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,095/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): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% 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: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• 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

+20.0% since first listed

19 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — SW Michigan MLS
• 2026-03-12 Price Changed $149,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $149,900 REALCOMP
• 2026-03-12 Price Changed $149,900 SW Michigan MLS
• 2026-02-26 Listed $154,900 SW Michigan MLS
• 2026-02-26 Listed $154,900 REALCOMP
• 2026-02-26 Listed $154,900 MiRealSource-MiMLS
• 2023-09-05 Sold (Public Records) $120,000 Public Records
• 2023-08-31 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2023-08-31 Sold (MLS) $120,000 SW Michigan MLS
• 2023-08-31 Sold (MLS) $120,000 REALCOMP
• 2023-07-21 Pending — REALCOMP
• 2023-07-21 Pending — MiRealSource-MiMLS
• 2023-07-21 Pending — SW Michigan MLS
• 2023-07-06 Listed $124,900 MiRealSource-MiMLS
• 2023-07-06 Listed $124,900 SW Michigan MLS
• 2023-07-06 Listed $124,900 REALCOMP

Property tax history

+13.4%/yr

Latest (2025): $2,277 · +1.9% YoY. Source: county tax records.