2842 Mason Blvd · Muskegon Heights, MI 49444

$129,900

2 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 35 Days on market

Built 1915 5,009 sqft lot Est $128k · 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 +16.0/30.0
• ARV discount +7.0/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• 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

Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

Key facts

• Fully renovated
• New furnace
• Modernized plumbing

Tags

• FULLY RENOVATED
• NEW ROOF
• UPDATED ELECTRICAL SYSTEM
• MODERNIZED PLUMBING
• NEW FURNACE
• ENERGY EFFICIENT WINDOWS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Traditional single-family residence; Built in 1915
• Construction: Wood siding construction
• Exterior features: Shingle roof; Lot approximately 0.12 acres; Public water

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom (12 x 10); Bedroom 2 (11 x 9); Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Full basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $64 ($767/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 $109k (15.9% below list).
• Recommended offer: $109k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#574 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Market conditions: 239 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 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 $898 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

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y 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 $38k; list at $130k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,250 (15.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $128,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2626 Leahy St	0.30mi	2/1.0	1,288 (+4%)	6mo	$50,000	$39	74
238 Harrison Blvd	0.23mi	2/1.0	1,132 (-8%)	3mo	$84,460	$75	73
2918 Mason Blvd	0.11mi	3/1.5 (+1)	1,344 (+9%)	0mo	$159,900	$119	73
16 E Cleveland Ave	0.48mi	3/1.0 (+1)	1,215 (-2%)	1mo	$149,900	$123	69
403 Collins Ave	0.24mi	3/1.0 (+1)	1,164 (-6%)	6mo	$50,000	$43	69
3233 Peck St	0.56mi	3/1.0 (+1)	1,233 (-0%)	1mo	$129,900	$105	67
3220-3224 Jefferson St	0.59mi	3/1.0 (+1)	1,222 (-1%)	1mo	$127,000	$104	65
111 Rotterdam Ave	0.54mi	3/1.0 (+1)	1,140 (-8%)	2mo	$22,000	$19	56
26 W Maplewood Ave	0.67mi	3/2.0 (+1)	1,344 (+9%)	4mo	$101,000	$75	42
3024 Woodcliffe Dr	0.63mi	3/2.0 (+1)	1,362 (+10%)	6mo	$148,400	$109	39
3014 Highland St	0.70mi	3/1.0 (+1)	1,404 (+14%)	7mo	$125,000	$89	34
2320 Manz St	0.71mi	3/1.5 (+1)	1,412 (+14%)	3mo	$154,760	$110	33

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-17,020
• Equity at exit: $19,369

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-9,755
• Equity at exit: $11,231

Cash invested: $36,372 (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 49444

• Active inventory: 239
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$681
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $64

Break-even live

Break-even rent $1,012

Max offer price $129,900

Occupancy floor 89%

Sensitivity live

Price	-10% $137	-5% $101	+0% $64	+5% $27	+10% $-10
Rent	-10% $-22	-5% $21	+0% $64	+5% $107	+10% $150
Rate	-1.0pp $129	-0.5pp $97	base $64	+0.5pp $30	+1.0pp $-4

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: $32,475
• Closing costs: $3,897
• 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	0.26mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	45d	1	0.99mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	22d	1	0.99mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	22d	1	1.08mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,249	$1.14	22d	1	1.19mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	45d	1	1.44mi

Listing history 27 events

1. 2026-05-14
   status Pending 751-char remark

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

2. 2026-05-14
   status Pending 751-char remark

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

3. 2026-05-14
   status Pending

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

4. 2026-05-14
   price $129,900 751-char remark

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

5. 2026-05-13
   price $129,900 751-char remark

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

6. 2026-05-13
   price $129,900

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

7. 2026-04-09
   listed $134,900 Active 751-char remark

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

8. 2026-04-09
   listed $134,900 Active 751-char remark

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

9. 2026-04-09
   listed $134,900 Active

   Show marketing remark (751 chars)

   Beautifully Remodeled 3-Bedroom Home - Move-In Ready!Welcome to this fully renovated 3-bedroom, 1-bath home that blends modern updates with comfortable living. Every detail has been thoughtfully upgraded, making this property truly move-in ready. Enjoy peace of mind with a brand-new roof, updated electrical system, and modernized plumbing. The home also features a new furnace to keep you comfortable year-round, along with all-new energy-efficient windows that bring in natural light while helping reduce utility costs. Inside, you'll find a fresh, contemporary feel throughout, perfect for homeowners or investors alike. Whether you're relaxing at home or entertaining guests, this beautifully remodeled space is ready for you to make it your own.

10. 2025-11-25
    soldstatus $38,000 Sold
11. 2025-11-25
    soldstatus $38,000 Closed
12. 2025-11-25
    soldstatus $38,000 Closed
13. 2025-11-13
    status Pending
14. 2025-11-13
    status Pending
15. 2025-11-13
    status Pending
16. 2025-11-05
    listed $32,000 Active
17. 2025-11-05
    listed $32,000 Active
18. 2025-11-05
    listed $32,000 Active
19. 2015-10-21
    historical
20. 2015-10-21
    historical
21. 2015-10-21
    historical
22. 2015-10-21
    historical
23. 2015-10-13
    listed $14,840 Active
24. 2015-10-13
    listed $14,840
25. 2015-08-26
    listed $14,840 Active
26. 2015-08-26
    listed $14,840
27. 1999-04-09
    soldstatus $41,400

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$618/yr (+$51/mo · 80.7%)

ⓘ 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: $13,110
• − Mortgage interest: −$7,276
• − Property taxes: −$765
• − Insurance: −$650
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,779
• Taxable loss: −$1,458
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,117/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

+213.8% since first listed

27 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — SW Michigan MLS
• 2026-05-14 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $129,900 REALCOMP
• 2026-05-13 Price Changed $129,900 SW Michigan MLS
• 2026-04-09 Listed $134,900 REALCOMP
• 2026-04-09 Listed $134,900 SW Michigan MLS
• 2026-04-09 Listed $134,900 MiRealSource-MiMLS
• 2025-11-25 Sold (MLS) $38,000 REALCOMP
• 2025-11-25 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2025-11-25 Sold (MLS) $38,000 SW Michigan MLS
• 2025-11-13 Pending — MiRealSource-MiMLS
• 2025-11-13 Pending — REALCOMP
• 2025-11-13 Pending — SW Michigan MLS
• 2025-11-05 Listed $32,000 REALCOMP
• 2025-11-05 Listed $32,000 MiRealSource-MiMLS
• 2025-11-05 Listed $32,000 SW Michigan MLS
• 2015-10-21 Listing Removed — REALCOMP
• 2015-10-21 Listing Removed — MiRealSource-MiMLS
• 2015-10-21 Listing Removed — SW Michigan MLS
• 2015-10-21 Listing Removed — REALCOMP
• 2015-10-13 Listed $14,840 SW Michigan MLS
• 2015-10-13 Listed $14,840 REALCOMP
• 2015-08-26 Listed $14,840 REALCOMP
• 2015-08-26 Listed $14,840 MiRealSource-MiMLS
• 1999-04-09 Sold (Public Records) $41,400 Public Records

Property tax history

-0.8%/yr

Latest (2025): $765 · +2.8% YoY. Source: county tax records.