56 E Lincoln Ave · Muskegon Heights, MI 49444

$20,000

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 151 Days on market

Built 1920 3,398 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

Key facts

• Historical home
• Brand new roof
• 3,398 sq ft lot

Tags

• HISTORICAL HOME
• BRAND NEW ROOF
• PREMIER HARBOUR TOWNE MARINA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.6% vs local median 8.4% in Muskegon Heights — 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 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 28y ago; this cycle's ask is 54% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $9k; list at $20k implies a 125% 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 $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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: 5.23% ✓
• Cap rate: 47.61%
• Cash-on-cash: 147.58%
• DSCR: 7.57
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $95,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Baker St	0.14mi	2/1.0	900 (+2%)	1mo	$111,000	$123	90
3301 7th St	0.44mi	2/1.0	880 (-0%)	2mo	$82,000	$93	78
2833 Hoyt St	0.29mi	2/1.0	848 (-4%)	4mo	$90,000	$106	77
3300 Jefferson St	0.27mi	2/1.0	810 (-8%)	0mo	$60,000	$74	73
3229 7th St	0.43mi	2/1.0	846 (-4%)	2mo	$78,000	$92	72
356 Amsterdam Ave	0.54mi	2/1.0	876 (-1%)	3mo	$99,900	$114	72
3044 Morton Ave	0.26mi	2/1.0	984 (+12%)	3mo	$95,000	$97	66
2618 Hoyt St	0.59mi	3/1.0 (+1)	878 (-0%)	1mo	$74,900	$85	66
224 E Lincoln Ave	0.22mi	3/1.0 (+1)	770 (-13%)	2mo	$90,000	$117	62
142 Harrison Blvd	0.35mi	3/1.0 (+1)	768 (-13%)	3mo	$97,000	$126	55
3304 Waalkes St	0.67mi	2/1.0	760 (-14%)	0mo	$115,900	$153	45
375 W Maplewood Ave	0.63mi	3/1.0 (+1)	984 (+12%)	2mo	$105,894	$108	45

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: —
• Equity multiple: 8.26×
• Total profit: $40,638
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 17.42×
• Total profit: $91,931
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $689

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 29%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	21d	1	0.22mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	0.71mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.75mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.75mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	43d	1	0.77mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	0.80mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	43d	1	1.14mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,249	$1.14	21d	1	1.38mi

Listing history 50 events

1. 2026-03-31
   status Pending 377-char remark

   Show marketing remark (377 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

2. 2026-03-27
   historical 377-char remark

   Show marketing remark (377 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

3. 2026-03-11
   status Pending 377-char remark

   Show marketing remark (376 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

4. 2026-03-11
   status Pending 376-char remark

   Show marketing remark (376 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

5. 2026-03-11
   status Pending

   Show marketing remark (376 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

6. 2026-03-10
   status Active 376-char remark

   Show marketing remark (377 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

7. 2026-03-10
   status Active 377-char remark

   Show marketing remark (377 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

8. 2026-03-10
   status Active

   Show marketing remark (377 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

9. 2026-03-02
   historical

   Show marketing remark (376 chars)

   INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

10. 2026-03-02
    historical 376-char remark

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

11. 2026-01-22
    status Active 376-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

12. 2026-01-22
    status Active 377-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

13. 2026-01-22
    status Active

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

14. 2026-01-05
    status Pending 376-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

15. 2026-01-05
    status Pending 377-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

16. 2026-01-05
    status Pending

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

17. 2026-01-05
    historical 377-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

18. 2025-12-05
    price $5,000
19. 2025-12-04
    price $5,000
20. 2025-12-04
    price $5,000
21. 2025-12-04
    listed $13,000 Active
22. 2025-12-04
    listed $13,000 Active
23. 2025-12-04
    historical
24. 2025-10-23
    price $20,000 376-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

25. 2025-10-23
    status Active 376-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

26. 2025-10-23
    status Active 377-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

27. 2025-10-23
    price $20,000 377-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

28. 2025-10-23
    price $20,000

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

29. 2025-10-23
    status Active

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

30. 2025-10-08
    status Pending 377-char remark

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

31. 2025-10-08
    status Pending 376-char remark

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

32. 2025-10-08
    status Pending

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

33. 2025-09-05
    price $25,000 376-char remark

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

34. 2025-09-04
    price $25,000 377-char remark

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

35. 2025-09-04
    price $25,000

    Show marketing remark (377 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

36. 2025-09-01
    listed $35,000 Active 377-char remark

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

37. 2025-09-01
    listed $35,000 Active 376-char remark

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

38. 2025-09-01
    listed $35,000 Active

    Show marketing remark (376 chars)

    INVESTORS DREAM! Here is your chance to restore this amazing historical home back to its glory with immediate equity following. 3 bed 1 bath brand new roof! Near major attractions, Adelaide Marina within minutes away, 15 mins from Michigan Adventures Amusement Park, and 15 mins from The Premier Harbour Towne Marina. This is your chance to come and enjoy this beautiful area!

39. 2019-01-30
    historical
40. 2019-01-10
    historical
41. 2018-12-28
    historical
42. 2018-12-28
    status Pending
43. 2018-12-10
    listed $12,900
44. 2018-12-10
    listed $12,900
45. 2018-12-10
    listed $12,900 Active
46. 2014-09-25
    historical
47. 2014-09-15
    historical
48. 2013-04-24
    soldstatus $8,900
49. 2013-04-24
    soldstatus $8,900
50. 2013-03-16
    listed $9,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $12,561
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$582
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $6,237/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

-84.4% since first listed

58 events — show timeline

• 2026-03-31 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-11 Pending — REALCOMP
• 2026-03-11 Pending — MiRealSource-MiMLS
• 2026-03-11 Pending — SW Michigan MLS
• 2026-03-10 Relisted — MiRealSource-MiMLS
• 2026-03-10 Relisted — REALCOMP
• 2026-03-10 Relisted — SW Michigan MLS
• 2026-03-02 Listing Removed — SW Michigan MLS
• 2026-03-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-22 Relisted — MiRealSource-MiMLS
• 2026-01-22 Relisted — REALCOMP
• 2026-01-22 Relisted — SW Michigan MLS
• 2026-01-05 Pending — MiRealSource-MiMLS
• 2026-01-05 Pending — REALCOMP
• 2026-01-05 Pending — SW Michigan MLS
• 2026-01-05 Listing Removed — REALCOMP
• 2025-12-05 Price Changed $5,000 MiRealSource-MiMLS
• 2025-12-04 Price Changed $5,000 REALCOMP
• 2025-12-04 Price Changed $5,000 SW Michigan MLS
• 2025-12-04 Listed $13,000 REALCOMP
• 2025-12-04 Listing Removed — MiRealSource-MiMLS
• 2025-12-04 Listed $13,000 MiRealSource-MiMLS
• 2025-10-23 Price Changed $20,000 MiRealSource-MiMLS
• 2025-10-23 Relisted — MiRealSource-MiMLS
• 2025-10-23 Relisted — REALCOMP
• 2025-10-23 Price Changed $20,000 REALCOMP
• 2025-10-23 Price Changed $20,000 SW Michigan MLS
• 2025-10-23 Relisted — SW Michigan MLS
• 2025-10-08 Pending — REALCOMP
• 2025-10-08 Pending — MiRealSource-MiMLS
• 2025-10-08 Pending — SW Michigan MLS
• 2025-09-05 Price Changed $25,000 MiRealSource-MiMLS
• 2025-09-04 Price Changed $25,000 REALCOMP
• 2025-09-04 Price Changed $25,000 SW Michigan MLS
• 2025-09-01 Listed $35,000 REALCOMP
• 2025-09-01 Listed $35,000 SW Michigan MLS
• 2025-09-01 Listed $35,000 MiRealSource-MiMLS
• 2019-01-30 Listing Removed — MiRealSource-MiMLS
• 2019-01-10 Listing Removed — REALCOMP
• 2018-12-28 Listing Removed — SW Michigan MLS
• 2018-12-28 Pending — SW Michigan MLS
• 2018-12-10 Listed $12,900 SW Michigan MLS
• 2018-12-10 Listed $12,900 MiRealSource-MiMLS
• 2018-12-10 Listed $12,900 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2013-04-24 Sold (MLS) $8,900 REALCOMP
• 2013-04-24 Sold (MLS) $8,900 SW Michigan MLS
• 2013-03-16 Listed $9,000 REALCOMP
• 2013-03-16 Listed $9,000 SW Michigan MLS
• 2007-01-25 Listing Removed — REALCOMP
• 2006-09-25 Listed $56,500 REALCOMP
• 2006-09-25 Listed $56,500 SW Michigan MLS
• 1999-06-25 Sold (Public Records) $35,000 Public Records
• 1999-05-18 Listing Removed — REALCOMP
• 1998-10-21 Listed $32,000 REALCOMP
• 1998-10-21 Listed $32,000 SW Michigan MLS

Property tax history

+2.3%/yr

Latest (2025): $1,141 · +2.8% YoY. Source: county tax records.