1135 Holt St · Muskegon, MI 49442

$165,000

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 33 Days on market

4,356 sqft lot Est $157k · 5% over

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +5.2/15.0
• DSCR +4.8/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready, this affordable two-story home offers the perfect blend of charm, space, and modern updates. Featuring 3 bedrooms, 1 beautifully updated bathroom, and 2 versatile bonus spaces ideal for a home office, playroom, guest area, or hobby room, this home provides flexible living for today's lifestyle. Inside, you'll find countless brand-new features throughout, creating a fresh, clean, and welcoming feel from the moment you walk in. The spacious layout offers comfortable living areas filled with natural light, updated finishes, and thoughtful improvements designed for both style and functionality. The open covered side porch makes for a tranquil outdoor space. A laundry area is conveniently located in the partial basement, adding extra functionality and storage space. All appliances are included with the home, including the washer and dryer, making this property truly move-in ready. This home is a fantastic opportunity. Affordable, updated, and full of possibilities -- schedule your showing today and see everything this beautifully renovated home has to offer! New during renovation: Roof, Plumbing, Flooring, all Windows, all 3 exterior doors, some siding, shower/tub, countertops, used "like new" water heater, Range, faucets, New paint throughout, The remaining exterior that has wood siding has been professionally scraped, primed, and painted. The yard has been cleaned and ready for you to put your own ideas and personalities.

Key facts

• Bonus spaces
• Laundry area
• Two story home

Tags

• TWO STORY HOME
• BONUS SPACES
• OPEN COVERED SIDE PORCH
• LAUNDRY AREA
• ALL APPLIANCES INCLUDED
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Electricity available; Natural gas available and connected
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Vinyl and wood siding; Asphalt shingle roof; Built year not specified; Partial crawl space basement
• Exterior features: Paved road access; Sidewalk

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Nine total rooms; Screens and replacement windows
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $66 ($788/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 $137k (16.9% below list).
• Recommended offer: $137k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Oakview Elementary School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 294 students, 93% FRL); 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).
• Market conditions: Rents rising fast (+8.2%/yr); 291 active listings in the ZIP; 19 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 $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 33 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $137,080 (16.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.83% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $157,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Catherine Ave	0.27mi	2/1.0 (-1)	1,046 (-3%)	2mo	$125,000	$120	75
653.5 Orchard Ave	0.37mi	3/1.0	988 (-9%)	2mo	$132,400	$134	66
511 E Isabella Ave	0.27mi	4/1.0 (+1)	1,204 (+11%)	1mo	$175,000	$145	63
644 Wesley Ave	0.70mi	3/1.0	1,038 (-4%)	1mo	$183,900	$177	60
1061 E Forest Ave	0.72mi	3/1.0	1,118 (+3%)	2mo	$126,000	$113	59
1109 Francis Ave	0.53mi	2/1.0 (-1)	1,152 (+6%)	2mo	$159,135	$138	58
1099 Francis Ave	0.51mi	3/1.5	970 (-10%)	1mo	$199,900	$206	56
1077 Sophia St	0.46mi	2/1.0 (-1)	979 (-10%)	2mo	$193,000	$197	56
348 Orchard Ave	0.61mi	2/1.0 (-1)	1,001 (-8%)	1mo	$145,000	$145	53
1060 Green St	0.55mi	3/1.0	948 (-12%)	0mo	$173,000	$182	53
759 Emerald St	0.68mi	3/1.0	974 (-10%)	2mo	$67,500	$69	50
287 E Walton Ave	0.72mi	3/2.0	1,000 (-8%)	1mo	$198,500	$199	49

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: -8.7%
• Equity multiple: 0.67×
• Total profit: $-15,365
• Equity at exit: $24,602

10-year hold

• IRR: 6.0%
• Equity multiple: 1.54×
• Total profit: $24,755
• Equity at exit: $14,266

Cash invested: $46,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$865
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $66

Break-even live

Break-even rent $1,288

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $159	-5% $112	+0% $66	+5% $19	+10% $-28
Rent	-10% $-43	-5% $12	+0% $66	+5% $120	+10% $174
Rate	-1.0pp $149	-0.5pp $108	base $66	+0.5pp $23	+1.0pp $-21

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	22d	1	0.02mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	22d	1	0.45mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	0.56mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	22d	1	0.56mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	0.61mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	22d	1	0.61mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	22d	1	0.65mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	22d	1	0.76mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	0.94mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	45d	1	0.94mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	22d	1	0.94mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	22d	1	0.94mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	45d	1	0.96mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	22d	1	0.98mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	22d	1	1.08mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	22d	1	1.14mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	22d	1	1.31mi
410 Glen Oaks Dr Muskegon, MI	1.0–2.0	1.0	638	$1,204	$1.89	22d	55	1.48mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	22d	1	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $165,000 Active 33 DOM
2. 2026-06-19
   days on market $165,000 Active 31 DOM
3. 2026-06-18
   days on market $165,000 Active 30 DOM
4. 2026-06-17
   days on market $165,000 Active 29 DOM
5. 2026-06-16
   days on market $165,000 Active 28 DOM
6. 2026-06-15
   days on market $165,000 Active 27 DOM
7. 2026-06-14
   days on market $165,000 Active 25 DOM
8. 2026-06-13
   days on market $165,000 Active 24 DOM
9. 2026-06-10
   days on market $165,000 Active 22 DOM
10. 2026-06-09
    days on market $165,000 Active 21 DOM
11. 2026-06-08
    days on market $165,000 Active 20 DOM
12. 2026-06-07
    days on market $165,000 Active 19 DOM
13. 2026-06-05
    days on market $165,000 Active 16 DOM
14. 2026-06-03
    days on market $165,000 Active 15 DOM
15. 2026-06-02
    days on market $165,000 Active 14 DOM
16. 2026-06-01
    days on market $165,000 Active 13 DOM
17. 2026-05-31
    days on market $165,000 Active 12 DOM
18. 2026-05-30
    days on market $165,000 Active 11 DOM
19. 2026-05-16
    listed $165,000 Active 1493-char remark

    Show marketing remark (966 chars)

    Completely renovated and move-in ready, this affordable two-story home offers the perfect blend of charm, space, and modern updates. Featuring 3 bedrooms, 1 beautifully updated bathroom, and 2 versatile bonus spaces ideal for a home office, playroom, guest area, or hobby room, this home provides flexible living for today's lifestyle. Inside, you'll find countless brand-new features throughout, creating a fresh, clean, and welcoming feel from the moment you walk in. The spacious layout offers comfortable living areas filled with natural light, updated finishes, and thoughtful improvements designed for both style and functionality. The open covered side porch makes for a tranquil outdoor space. A laundry area is conveniently located in the partial basement, adding extra functionality and storage space. All appliances are included with the home, including the washer and dryer, making this property truly move-in ready. This home is a fantastic opportunity.

20. 2026-05-16
    listed $165,000 Active 966-char remark

    Show marketing remark (966 chars)

    Completely renovated and move-in ready, this affordable two-story home offers the perfect blend of charm, space, and modern updates. Featuring 3 bedrooms, 1 beautifully updated bathroom, and 2 versatile bonus spaces ideal for a home office, playroom, guest area, or hobby room, this home provides flexible living for today's lifestyle. Inside, you'll find countless brand-new features throughout, creating a fresh, clean, and welcoming feel from the moment you walk in. The spacious layout offers comfortable living areas filled with natural light, updated finishes, and thoughtful improvements designed for both style and functionality. The open covered side porch makes for a tranquil outdoor space. A laundry area is conveniently located in the partial basement, adding extra functionality and storage space. All appliances are included with the home, including the washer and dryer, making this property truly move-in ready. This home is a fantastic opportunity.

21. 2026-05-16
    listed $165,000 Active

    Show marketing remark (966 chars)

    Completely renovated and move-in ready, this affordable two-story home offers the perfect blend of charm, space, and modern updates. Featuring 3 bedrooms, 1 beautifully updated bathroom, and 2 versatile bonus spaces ideal for a home office, playroom, guest area, or hobby room, this home provides flexible living for today's lifestyle. Inside, you'll find countless brand-new features throughout, creating a fresh, clean, and welcoming feel from the moment you walk in. The spacious layout offers comfortable living areas filled with natural light, updated finishes, and thoughtful improvements designed for both style and functionality. The open covered side porch makes for a tranquil outdoor space. A laundry area is conveniently located in the partial basement, adding extra functionality and storage space. All appliances are included with the home, including the washer and dryer, making this property truly move-in ready. This home is a fantastic opportunity.

22. 2025-10-29
    historical
23. 2025-08-29
    price $54,999
24. 2025-08-28
    price $54,999
25. 2025-08-28
    price $54,999
26. 2025-05-13
    listed $60,000 Active
27. 2025-05-13
    listed $60,000 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: $999 · $83/mo
• Projected year-2 tax: $1,770 · $147/mo
• Expected delta: +$771/yr (+$64/mo · 77.2%)

ⓘ 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: $16,450
• − Mortgage interest: −$9,243
• − Property taxes: −$999
• − Insurance: −$825
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,800
• Taxable loss: −$2,049
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,280/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

+175.0% since first listed

9 events — show timeline

• 2026-05-16 Listed $165,000 SW Michigan MLS
• 2026-05-16 Listed $165,000 MiRealSource-MiMLS
• 2026-05-16 Listed $165,000 REALCOMP
• 2025-10-29 Listing Removed — MiRealSource-MiMLS
• 2025-08-29 Price Changed $54,999 MiRealSource-MiMLS
• 2025-08-28 Price Changed $54,999 REALCOMP
• 2025-08-28 Price Changed $54,999 SW Michigan MLS
• 2025-05-13 Listed $60,000 REALCOMP
• 2025-05-13 Listed $60,000 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $999 · -29.7% YoY. Source: county tax records.