167 E Lincoln Ave · Muskegon Heights, MI 49444

$164,900

3 bd · 2.0 ba · 1,053 sqft · SingleFamily public records · 68 Days on market

Built 1945 5,009 sqft lot

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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 +8.3/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated 3 bedroom 3 bath home that can be single family or used as 2 units with separate side entrance to upper level. New paint, carpet and luxury vinyl plank flooring. New roof and updated electrical with majority of plumbing replaced and updated with permit. Partially fenced back yard. Neighborhood shows pride of ownership and home is ready for immediate possession.

Key facts

• Updated electrical
• Single family
• 2 units

Tags

• SINGLE FAMILY
• 2 UNITS
• SEPARATE SIDE ENTRANCE
• NEW ROOF
• UPDATED ELECTRICAL
• MAJORITY OF PLUMBING REPLACED

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Single family residence; Residential property; Built in 1945
• Construction: Vinyl and wood siding; Composition roof
• Exterior features: Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 12 total rooms; Full and partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (29.1% below list).
• Recommended offer: $117k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: 239 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 68 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,864 (29.1% 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. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $102,141
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3225 Maffett St	0.24mi	4/2.0 (+1)	1,064 (+1%)	1mo	$164,697	$155	82
3044 Morton Ave	0.12mi	2/1.0 (-1)	984 (-7%)	3mo	$95,000	$97	72
111 Rotterdam Ave	0.37mi	3/1.0	1,140 (+8%)	2mo	$22,000	$19	64
3354 Highland St	0.64mi	3/1.0	1,068 (+1%)	6mo	$129,900	$122	59
2933 6th St	0.53mi	2/1.0 (-1)	1,044 (-1%)	8mo	$27,000	$26	59
238 Harrison Blvd	0.40mi	2/1.0 (-1)	1,132 (+8%)	3mo	$84,460	$75	58
403 Collins Ave	0.35mi	3/1.0	1,164 (+10%)	6mo	$50,000	$43	57
2933 Baker St	0.21mi	2/1.0 (-1)	900 (-14%)	1mo	$111,000	$123	56
453 Lakeshore Blvd	0.69mi	2/— (-1)	1,000 (-5%)	6mo	$201,001	$201	49
2917 Jefferson St	0.43mi	3/1.0	898 (-15%)	6mo	$73,000	$81	46
3220 7th St	0.54mi	2/1.0 (-1)	1,153 (+10%)	7mo	$100,000	$87	44
91 2nd Ave	0.72mi	2/1.0 (-1)	1,124 (+7%)	3mo	$165,000	$147	43

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-36,438
• Equity at exit: $24,587

10-year hold

• IRR: -17.5%
• Equity multiple: 0.04×
• Total profit: $-44,303
• Equity at exit: $14,258

Cash invested: $46,172 (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: 239
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$865
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-152

Break-even live

Break-even rent $1,361

Max offer price $138,008

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-106	+0% $-152	+5% $-199	+10% $-246
Rent	-10% $-245	-5% $-198	+0% $-152	+5% $-106	+10% $-60
Rate	-1.0pp $-69	-0.5pp $-110	base $-152	+0.5pp $-195	+1.0pp $-238

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	22d	1	0.07mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	22d	1	0.86mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	45d	1	0.92mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	22d	1	0.95mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	22d	1	1.23mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	45d	1	1.30mi

Listing history 16 events

1. 2026-03-20
   listed $160,000 Active 380-char remark

   Show marketing remark (380 chars)

   Recently updated 3 bedroom 3 bath home that can be single family or used as 2 units with separate side entrance to upper level. New paint, carpet and luxury vinyl plank flooring. New roof and updated electrical with majority of plumbing replaced and updated with permit. Partially fenced back yard. Neighborhood shows pride of ownership and home is ready for immediate possession.

2. 2026-03-20
   listed $160,000 Active 380-char remark

   Show marketing remark (380 chars)

   Recently updated 3 bedroom 3 bath home that can be single family or used as 2 units with separate side entrance to upper level. New paint, carpet and luxury vinyl plank flooring. New roof and updated electrical with majority of plumbing replaced and updated with permit. Partially fenced back yard. Neighborhood shows pride of ownership and home is ready for immediate possession.

3. 2026-03-20
   listed $160,000 Active

   Show marketing remark (380 chars)

   Recently updated 3 bedroom 3 bath home that can be single family or used as 2 units with separate side entrance to upper level. New paint, carpet and luxury vinyl plank flooring. New roof and updated electrical with majority of plumbing replaced and updated with permit. Partially fenced back yard. Neighborhood shows pride of ownership and home is ready for immediate possession.

4. 2022-11-08
   soldstatus $135,000
5. 2022-11-03
   soldstatus $135,000 Sold
6. 2022-11-03
   soldstatus $135,000 Sold
7. 2022-09-09
   status Pending
8. 2022-09-09
   status Pending
9. 2022-09-09
   historical
10. 2022-08-29
    price $135,000
11. 2022-08-29
    price $135,000
12. 2022-08-29
    price $135
13. 2022-08-29
    price $135
14. 2022-08-16
    listed $145,000 Active
15. 2022-08-16
    listed $145,000 Active
16. 2022-08-16
    listed $135,000

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $2,122 · $177/mo
• Expected delta: +$418/yr (+$35/mo · 24.5%)

ⓘ 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 2/10 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: $14,024
• − Mortgage interest: −$9,237
• − Property taxes: −$1,704
• − Insurance: −$824
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$4,797
• Taxable loss: −$4,783
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $-679/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

+10.3% since first listed

16 events — show timeline

• 2026-03-20 Listed $160,000 SW Michigan MLS
• 2026-03-20 Listed $160,000 REALCOMP
• 2026-03-20 Listed $160,000 MiRealSource-MiMLS
• 2022-11-08 Sold (Public Records) $135,000 Public Records
• 2022-11-03 Sold (MLS) $135,000 SW Michigan MLS
• 2022-11-03 Sold (MLS) $135,000 REALCOMP
• 2022-09-09 Pending — REALCOMP
• 2022-09-09 Pending — SW Michigan MLS
• 2022-09-09 Listing Removed — MiRealSource-MiMLS
• 2022-08-29 Price Changed $135,000 REALCOMP
• 2022-08-29 Price Changed $135,000 SW Michigan MLS
• 2022-08-29 Price Changed $135 REALCOMP
• 2022-08-29 Price Changed $135 SW Michigan MLS
• 2022-08-16 Listed $135,000 MiRealSource-MiMLS
• 2022-08-16 Listed $145,000 SW Michigan MLS
• 2022-08-16 Listed $145,000 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $1,704 · +9.1% YoY. Source: county tax records.