1980 Dyson St · Muskegon, MI 49442

$179,900

3 bd · 1.0 ba · 1,605 sqft · SingleFamily public records · 61 Days on market

Built 1943 10,019 sqft lot Est $177k · at est.

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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 +14.2/30.0
• ARV discount +6.6/15.0
• Rent growth +4.6/5.0
• DSCR +4.3/10.0
• 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

Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

Key facts

• Great natural light
• Practical kitchen
• Fenced in yard

Tags

• FENCED IN YARD
• PRACTICAL KITCHEN
• INVITING LIVING AREAS
• GREAT NATURAL LIGHT

Property features AI

Finance

• Other: Living area approximately 1,605

Exterior

• Utilities: Natural gas connected; Public water
• Home design: Single family residence; Residential property; Built in 1943
• Construction: Aluminum siding; Composition roof
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Kitchen (approx. 12 x 11)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $31 ($374/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 $149k (17.0% below list).
• Recommended offer: $149k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 9 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 37% 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 61 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 26y 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 $63k; list at $180k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,379 (17.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $176,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1980 Dyson St	0.00mi	4/1.0 (+1)	1,605 (0%)	0mo	$178,000	$111	95
1833 Manz St	0.29mi	3/2.0	1,694 (+6%)	3mo	$164,900	$97	71
1953 Jiroch St	0.66mi	2/1.0 (-1)	1,565 (-2%)	3mo	$57,000	$36	58
1921 Austin St	0.36mi	3/1.0	1,441 (-10%)	12mo	$192,500	$134	56
1676 Pine St	0.54mi	3/1.0	1,451 (-10%)	3mo	$29,000	$20	56
2100 Reynolds St	0.46mi	3/1.0	1,430 (-11%)	6mo	$161,000	$113	55
1689 Wood St	0.47mi	3/1.0	1,804 (+12%)	6mo	$114,000	$63	52
2320 Manz St	0.49mi	3/1.5	1,412 (-12%)	3mo	$154,760	$110	52
1838 S Getty St	0.32mi	4/2.0 (+1)	1,440 (-10%)	12mo	$180,000	$125	49
2413 Howden St	0.69mi	2/1.0 (-1)	1,728 (+8%)	9mo	$119,000	$69	42
2019 Leahy St	0.60mi	4/1.0 (+1)	1,370 (-15%)	3mo	$133,000	$97	40
962 Emerson Ave	0.71mi	3/1.0	1,390 (-13%)	9mo	$170,000	$122	37

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-19,307
• Equity at exit: $26,824

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $21,530
• Equity at exit: $15,554

Cash invested: $50,372 (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: $1,494 high
• Mortgage (P&I): −$943
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $31

Break-even live

Break-even rent $1,454

Max offer price $179,900

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $82	+0% $31	+5% $-20	+10% $-71
Rent	-10% $-87	-5% $-28	+0% $31	+5% $90	+10% $149
Rate	-1.0pp $122	-0.5pp $77	base $31	+0.5pp $-15	+1.0pp $-63

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	22d	1	0.91mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	0.94mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	22d	1	1.11mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	22d	1	1.17mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	22d	1	1.24mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	1.39mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	22d	1	1.48mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	1.48mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	22d	1	1.48mi

Listing history 35 events

1. 2026-05-19
   status Pending 614-char remark

   Show marketing remark (615 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

2. 2026-05-19
   status Pending 615-char remark

   Show marketing remark (615 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

3. 2026-05-19
   status Pending

   Show marketing remark (615 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

4. 2026-04-25
   status Active 615-char remark

   Show marketing remark (614 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

5. 2026-04-25
   status Active 614-char remark

   Show marketing remark (614 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

6. 2026-04-25
   status Active

   Show marketing remark (614 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

7. 2026-04-23
   historical Active Under Contract 615-char remark

   Show marketing remark (614 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

8. 2026-04-23
   historical Keep Showing-Contgcy Appl 614-char remark

   Show marketing remark (614 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

9. 2026-04-23
   historical Active - Contingent

   Show marketing remark (614 chars)

   Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

10. 2026-04-15
    status Active 614-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

11. 2026-04-15
    status Active 615-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

12. 2026-04-15
    status Active

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

13. 2026-04-12
    status Pending 614-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

14. 2026-04-12
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

15. 2026-04-12
    status Pending

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

16. 2026-03-26
    status Active 615-char remark

    Show marketing remark (614 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

17. 2026-03-26
    status Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

18. 2026-03-26
    status Active

    Show marketing remark (614 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

19. 2026-02-19
    status Pending 614-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

20. 2026-02-19
    status Pending 615-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

21. 2026-02-19
    status Pending

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

22. 2026-02-10
    listed $179,900 Active 615-char remark

    Show marketing remark (615 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

23. 2026-02-09
    listed $179,900 Active 614-char remark

    Show marketing remark (614 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

24. 2026-02-09
    listed $179,900 Active

    Show marketing remark (614 chars)

    Welcome to 1980 Dyson in Muskegon! This well-maintained home offers a functional layout with comfortable living spaces and great natural light throughout. The property features spacious bedrooms , one bedroom on the main floor and three upstairs. Also, features a practical kitchen, and inviting living areas perfect for everyday living or entertaining. Enjoy a generous fenced in yard ideal for outdoor activities, pets, or future improvements, with a shed. Conveniently located near schools, shopping, comfort and accessibility. A great opportunity for homeowners and investors alike-schedule your showing today!

25. 2014-09-25
    historical
26. 2006-11-01
    soldstatus $63,000
27. 2005-07-22
    listed $33,600
28. 2005-07-22
    listed $33,600
29. 2005-01-16
    historical
30. 2004-08-11
    listed $69,900
31. 2004-08-11
    listed $69,900
32. 2001-03-23
    soldstatus $57,900
33. 2001-03-23
    soldstatus $57,900
34. 2000-12-21
    listed $57,900
35. 2000-12-21
    listed $57,900

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $2,169 · $181/mo
• Expected delta: +$602/yr (+$50/mo · 38.4%)

ⓘ 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: $17,925
• − Mortgage interest: −$10,077
• − Property taxes: −$1,567
• − Insurance: −$900
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$5,233
• Taxable loss: −$2,719
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,027/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

+210.7% since first listed

35 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-04-25 Relisted — REALCOMP
• 2026-04-25 Relisted — MiRealSource-MiMLS
• 2026-04-25 Relisted — SW Michigan MLS
• 2026-04-23 Contingent — REALCOMP
• 2026-04-23 Contingent — MiRealSource-MiMLS
• 2026-04-23 Contingent — SW Michigan MLS
• 2026-04-15 Relisted — MiRealSource-MiMLS
• 2026-04-15 Relisted — REALCOMP
• 2026-04-15 Relisted — SW Michigan MLS
• 2026-04-12 Pending — MiRealSource-MiMLS
• 2026-04-12 Pending — REALCOMP
• 2026-04-12 Pending — SW Michigan MLS
• 2026-03-26 Relisted — REALCOMP
• 2026-03-26 Relisted — MiRealSource-MiMLS
• 2026-03-26 Relisted — SW Michigan MLS
• 2026-02-19 Pending — MiRealSource-MiMLS
• 2026-02-19 Pending — REALCOMP
• 2026-02-19 Pending — SW Michigan MLS
• 2026-02-10 Listed $179,900 REALCOMP
• 2026-02-09 Listed $179,900 SW Michigan MLS
• 2026-02-09 Listed $179,900 MiRealSource-MiMLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2006-11-01 Sold (Public Records) $63,000 Public Records
• 2005-07-22 Listed $33,600 REALCOMP
• 2005-07-22 Listed $33,600 SW Michigan MLS
• 2005-01-16 Listing Removed — REALCOMP
• 2004-08-11 Listed $69,900 REALCOMP
• 2004-08-11 Listed $69,900 SW Michigan MLS
• 2001-03-23 Sold (MLS) $57,900 REALCOMP
• 2001-03-23 Sold (MLS) $57,900 SW Michigan MLS
• 2000-12-21 Listed $57,900 REALCOMP
• 2000-12-21 Listed $57,900 SW Michigan MLS

Property tax history

+1.0%/yr

Latest (2025): $1,567 · +1.8% YoY. Source: county tax records.