2933 Baker St · Muskegon Heights, MI 49444

$114,900

4 bd · 1.0 ba · 900 sqft · SingleFamily public records · 48 Days on market

Built 1920 6,250 sqft lot

---

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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

Key facts

• 6,250 sq ft lot
• Built 1920
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% 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: 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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 $45k; list at $115k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.20% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $76,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 Jefferson St	0.26mi	3/1.0 (-1)	898 (-0%)	6mo	$73,000	$81	77
2618 Hoyt St	0.45mi	3/1.0 (-1)	878 (-2%)	1mo	$74,900	$85	69
3233 Jefferson St	0.38mi	4/1.0	970 (+8%)	8mo	$90,000	$93	62
224 E Lincoln Ave	0.23mi	3/1.0 (-1)	770 (-14%)	2mo	$90,000	$117	58
3021 Sanford St	0.19mi	3/1.0 (-1)	1,018 (+13%)	8mo	$23,000	$23	58
142 Harrison Blvd	0.32mi	3/1.0 (-1)	768 (-15%)	3mo	$97,000	$126	53
3320 Peck St	0.41mi	3/1.5 (-1)	980 (+9%)	8mo	$110,000	$112	53
3315 8th St	0.64mi	3/1.0 (-1)	936 (+4%)	10mo	$58,000	$62	50
2513 Hoyt St	0.57mi	3/1.0 (-1)	972 (+8%)	8mo	$67,000	$69	48
2513 5th St	0.64mi	3/1.0 (-1)	980 (+9%)	4mo	$50,000	$51	47
375 W Maplewood Ave	0.73mi	3/1.0 (-1)	984 (+9%)	2mo	$105,894	$108	44
2512 Wood St	0.69mi	3/1.0 (-1)	1,032 (+15%)	10mo	$48,000	$47	30

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,939
• Equity at exit: $17,132

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $28,165
• 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: 239
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $323

Break-even live

Break-even rent $967

Max offer price $114,900

Occupancy floor 72%

Sensitivity live

Price	-10% $388	-5% $355	+0% $323	+5% $290	+10% $258
Rent	-10% $214	-5% $268	+0% $323	+5% $377	+10% $431
Rate	-1.0pp $381	-0.5pp $352	base $323	+0.5pp $293	+1.0pp $263

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	0.80mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	23d	1	1.40mi

Listing history 28 events

1. 2026-04-23
   status Pending 983-char remark

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

2. 2026-04-23
   status Pending 983-char remark

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

3. 2026-04-23
   status Pending

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

4. 2026-03-14
   price $114,900 983-char remark

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

5. 2026-03-14
   price $114,900 983-char remark

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

6. 2026-03-14
   price $114,900

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

7. 2026-03-06
   listed $119,900 Active 983-char remark

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

8. 2026-03-06
   listed $119,900 Active 983-char remark

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

9. 2026-03-06
   listed $119,900 Active

   Show marketing remark (983 chars)

   Completely remodeled and move-in ready! This home offers 2 bedrooms with potential for additional living space, including a convenient main-floor bedroom. Nearly everything has been refreshed, giving the home a clean, modern feel throughout. Updates include new flooring, fresh paint, updated lighting, and a beautifully refreshed kitchen and bathroom, making the home feel bright and inviting from the moment you walk in. The layout features a spacious living area that flows nicely into the dining space and a bright front sunroom, perfect for a sitting area or nook. Upstairs you'll find an additional bedroom and flex space that could easily serve as a home office, playroom, or bonus room. The basement includes an additional non conforming room, offering great potential for a workout space, hobby room, or extra storage. With its fresh updates, flexible layout, and move-in ready condition, this is a great opportunity for homeowners or investors alike. Schedule your showing!

10. 2025-04-16
    historical
11. 2025-04-16
    historical
12. 2025-04-10
    price $20,000
13. 2025-04-10
    price $20,000
14. 2025-04-07
    listed $29,000 Active
15. 2025-04-07
    listed $29,000 Active
16. 2014-09-25
    historical
17. 2014-09-15
    historical
18. 2009-07-29
    historical
19. 2009-01-29
    listed $10,000
20. 2009-01-29
    listed $10,000
21. 2008-07-16
    historical
22. 2008-07-16
    historical
23. 2008-07-16
    historical
24. 2008-04-24
    listed $11,900
25. 2008-04-24
    listed $14,000
26. 2008-04-24
    listed $11,900
27. 2008-04-24
    listed $14,000
28. 2006-09-20
    soldstatus $45,000

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$205/yr (+$17/mo · 15.1%)

ⓘ 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: $16,503
• − Mortgage interest: −$6,436
• − Property taxes: −$1,360
• − Insurance: −$574
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,343
• Taxable income: $2,150
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,357/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

+155.3% since first listed

28 events — show timeline

• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — SW Michigan MLS
• 2026-03-14 Price Changed $114,900 MiRealSource-MiMLS
• 2026-03-14 Price Changed $114,900 REALCOMP
• 2026-03-14 Price Changed $114,900 SW Michigan MLS
• 2026-03-06 Listed $119,900 SW Michigan MLS
• 2026-03-06 Listed $119,900 REALCOMP
• 2026-03-06 Listed $119,900 MiRealSource-MiMLS
• 2025-04-16 Listing Removed — MiRealSource-MiMLS
• 2025-04-16 Listing Removed — REALCOMP
• 2025-04-10 Price Changed $20,000 MiRealSource-MiMLS
• 2025-04-10 Price Changed $20,000 REALCOMP
• 2025-04-07 Listed $29,000 REALCOMP
• 2025-04-07 Listed $29,000 MiRealSource-MiMLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2009-07-29 Listing Removed — REALCOMP
• 2009-01-29 Listed $10,000 REALCOMP
• 2009-01-29 Listed $10,000 SW Michigan MLS
• 2008-07-16 Listing Removed — SW Michigan MLS
• 2008-07-16 Listing Removed — REALCOMP
• 2008-07-16 Listing Removed — REALCOMP
• 2008-04-24 Listed $14,000 SW Michigan MLS
• 2008-04-24 Listed $11,900 REALCOMP
• 2008-04-24 Listed $14,000 REALCOMP
• 2008-04-24 Listed $11,900 SW Michigan MLS
• 2006-09-20 Sold (Public Records) $45,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,360 · +2.8% YoY. Source: county tax records.