16 E Cleveland Ave · Muskegon Heights, MI 49444

$149,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 10 Days on market

Built 1920 6,534 sqft lot Est $130k · 15% over

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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 +14.0/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $19 ($226/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 $118k (21.1% below list).
• Recommended offer: $118k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 237 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $58k; list at $150k implies a 156% 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 $118,259 (21.1% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $130,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 E Cleveland Ave	0.00mi	3/1.0	1,215 (0%)	1mo	$149,900	$123	99
3233 Peck St	0.09mi	3/1.0	1,233 (+2%)	1mo	$129,900	$105	92
3220-3224 Jefferson St	0.15mi	3/1.0	1,222 (+1%)	1mo	$127,000	$104	92
111 Rotterdam Ave	0.23mi	3/1.0	1,140 (-6%)	2mo	$22,000	$19	78
3225 Maffett St	0.03mi	4/2.0 (+1)	1,064 (-12%)	1mo	$164,697	$155	68
3136 Glendale St	0.20mi	4/1.5 (+1)	1,312 (+8%)	4mo	$131,000	$100	67
26 W Maplewood Ave	0.19mi	3/2.0	1,344 (+11%)	4mo	$101,000	$75	66
2918 Mason Blvd	0.48mi	3/1.5	1,344 (+11%)	0mo	$159,900	$119	58
3213 Mona St	0.56mi	3/1.0	1,349 (+11%)	0mo	$145,000	$107	55
238 Harrison Blvd	0.60mi	2/1.0 (-1)	1,132 (-7%)	3mo	$84,460	$75	53
91 2nd Ave	0.61mi	2/1.0 (-1)	1,124 (-8%)	3mo	$165,000	$147	51
3332 Mona St	0.56mi	4/1.5 (+1)	1,332 (+10%)	2mo	$145,000	$109	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-23,148
• Equity at exit: $22,351

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-18,843
• 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 49444

• Active inventory: 237
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$786
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $19

Break-even live

Break-even rent $1,159

Max offer price $149,900

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $61	+0% $19	+5% $-24	+10% $-66
Rent	-10% $-75	-5% $-28	+0% $19	+5% $66	+10% $112
Rate	-1.0pp $94	-0.5pp $57	base $19	+0.5pp $-20	+1.0pp $-60

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 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	0.32mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	22d	1	0.68mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	22d	1	0.77mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	0.78mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	44d	1	1.09mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	22d	1	1.43mi

Listing history 10 events

1. 2026-04-13
   status Pending 783-char remark

   Show marketing remark (833 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!Buyer and buyer's agent to verify all information.

2. 2026-04-13
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!Buyer and buyer's agent to verify all information.

3. 2026-04-13
   status Pending

   Show marketing remark (833 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!Buyer and buyer's agent to verify all information.

4. 2026-04-10
   status Active 783-char remark

   Show marketing remark (783 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!

5. 2026-04-09
   historical 783-char remark

   Show marketing remark (783 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!

6. 2026-04-03
   listed $149,900 Active 783-char remark

   Show marketing remark (833 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!Buyer and buyer's agent to verify all information.

7. 2026-04-03
   listed $149,900 Active 833-char remark

   Show marketing remark (833 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!Buyer and buyer's agent to verify all information.

8. 2026-04-03
   listed $149,900 Active

   Show marketing remark (833 chars)

   Charming 3-bedroom, 1-bath home full of character and thoughtful updates throughout! Step inside to find beautifully refinished wood floors, stunning original woodwork, and fresh paint paired with new light fixtures that create a bright, inviting feel. The vintage kitchen blends timeless charm with modern touches, featuring quartz countertops, new flooring, and brand-new stainless-steel appliances. The updated bathroom offers added convenience with a low-threshold shower, making it both stylish and accessible. Outside, enjoy a fully fenced-in yard--perfect for pets, play, or relaxing evenings--along with a 2-car detached garage providing ample storage and parking. This home is the perfect mix of classic details and modern updates, ready for its next owner to move right in!Buyer and buyer's agent to verify all information.

9. 2025-10-30
   soldstatus $58,500
10. 1994-08-08
    soldstatus $25,000

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$753/yr (+$63/mo · 93.8%)

ⓘ 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 · 14 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: $14,191
• − Mortgage interest: −$8,397
• − Property taxes: −$803
• − Insurance: −$750
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$4,361
• Taxable loss: −$2,389
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $799/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

+499.6% since first listed

10 events — show timeline

• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — SW Michigan MLS
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Listed $149,900 SW Michigan MLS
• 2026-04-03 Listed $149,900 REALCOMP
• 2026-04-03 Listed $149,900 MiRealSource-MiMLS
• 2025-10-30 Sold (Public Records) $58,500 Public Records
• 1994-08-08 Sold (Public Records) $25,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $803 · +2.7% YoY. Source: county tax records.