680 Orchard Ave · Muskegon, MI 49442

$189,900

4 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 11 Days on market

Built 1927 7,710 sqft lot Est $155k · 22% 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 +11.6/30.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm. Buyer and buyer's agent to verify all information.

Key facts

• Generous lot
• Quiet neighborhood
• 3-season room

Tags

• FRESHLY PAINTED EXTERIOR
• 3-SEASON ROOM
• FULLY FENCED BACKYARD
• QUIET NEIGHBORHOOD
• GENEROUS LOT

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Craftsman style; Single-family residence; Residential property
• Construction: Built in 1927; Aluminum siding; Composition roof; Approximately 1,890 building area
• Exterior features: 0.18-acre lot

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Eat-in kitchen; Full basement; 10 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-59 ($-703/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (18.2% below list).
• Recommended offer: $155k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Muskegon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D-, 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.
• Market conditions: Rents rising fast (+8.2%/yr); 289 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).
• This rent runs 38% 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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,363 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1927 — 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: 0.82% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $155,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
459 Ada Ave	0.41mi	4/2.0	1,307 (-1%)	2mo	$141,900	$109	79
1080 Kenneth St	0.32mi	4/1.0	1,322 (+0%)	3mo	$155,000	$117	78
846 Catherine Ave	0.45mi	4/1.0	1,308 (-1%)	1mo	$73,000	$56	74
511 E Isabella Ave	0.42mi	4/1.0	1,204 (-8%)	1mo	$175,000	$145	62
712 Evanston Ave	0.51mi	4/1.0	1,382 (+5%)	3mo	$62,200	$45	61
1065 James Ave	0.63mi	3/2.0 (-1)	1,344 (+2%)	4mo	$285,000	$212	58
944 E Isabella Ave	0.46mi	3/1.0 (-1)	1,404 (+7%)	0mo	$162,900	$116	58
643 Evanston Ave	0.50mi	3/2.0 (-1)	1,396 (+6%)	5mo	$164,900	$118	58
1030 Sophia St	0.49mi	3/2.0 (-1)	1,464 (+11%)	3mo	$109,900	$75	51
1003 Ducey Ave	0.62mi	3/2.0 (-1)	1,205 (-8%)	4mo	$254,900	$212	49
280 Iona Ave	0.62mi	3/2.5 (-1)	1,510 (+15%)	0mo	$199,900	$132	39
1168 E Apple Ave	0.64mi	3/1.0 (-1)	1,152 (-12%)	5mo	$169,000	$147	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: -13.1%
• Equity multiple: 0.51×
• Total profit: $-26,283
• Equity at exit: $28,315

10-year hold

• IRR: 2.1%
• Equity multiple: 1.18×
• Total profit: $9,710
• Equity at exit: $16,419

Cash invested: $53,172 (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: 289
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$996
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-59

Break-even live

Break-even rent $1,628

Max offer price $179,557

Occupancy floor 99%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.46mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.46mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	0.46mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.47mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	21d	1	0.62mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.66mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	21d	1	0.69mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	1.11mi

Listing history 36 events

1. 2026-05-17
   status Pending 853-char remark

   Show marketing remark (802 chars)

   Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm.

2. 2026-05-17
   status Pending 802-char remark

   Show marketing remark (802 chars)

   Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm.

3. 2026-05-17
   status Pending

   Show marketing remark (802 chars)

   Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm.

4. 2026-05-06
   listed $189,900 Active 853-char remark

   Show marketing remark (802 chars)

   Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm.

5. 2026-05-06
   listed $189,900 Active 802-char remark

   Show marketing remark (802 chars)

   Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm.

6. 2026-05-06
   listed $189,900 Active

   Show marketing remark (802 chars)

   Welcome to 680 Orchard Avenue -- a beautifully maintained and thoughtfully updated 4-bedroom, 2-full-bath home in the heart of Muskegon. Featuring a freshly painted exterior, this move-in-ready property offers the perfect blend of character, comfort, and functionality. Inside, you'll find spacious living areas, a large second-floor primary bedroom, and two full bathrooms providing flexibility for everyday living. The inviting 3-season room is the perfect place to enjoy your morning coffee or unwind. Enjoy the fully fenced backyard -- ideal for pets, entertaining, or simply enjoying your own private outdoor space. Situated on a generous lot in a quiet neighborhood just minutes from downtown Muskegon, restaurants, parks, shopping, and the lakeshore, this home offers both convenience and charm.

7. 2023-11-14
   soldstatus $169,000
8. 2023-11-08
   soldstatus $169,000 Sold
9. 2023-11-08
   soldstatus $169,000 Sold
10. 2023-11-08
    soldstatus $169,000 Closed
11. 2023-10-13
    status Pending
12. 2023-10-13
    status Pending
13. 2023-10-13
    status Pending
14. 2023-09-26
    status Active
15. 2023-09-26
    status Active
16. 2023-09-26
    status Active
17. 2023-09-11
    status Pending
18. 2023-09-11
    status Pending
19. 2023-09-11
    status Pending
20. 2023-09-01
    listed $165,000 Active
21. 2023-09-01
    listed $165,000 Active
22. 2023-09-01
    listed $165,000 Active
23. 2023-08-03
    soldstatus $74,500
24. 2014-09-25
    historical
25. 2009-06-24
    soldstatus $25,500
26. 2009-06-24
    soldstatus $25,500
27. 2009-05-18
    listed $26,900
28. 2009-05-18
    listed $26,900
29. 2006-08-03
    soldstatus $69,000
30. 2006-04-06
    soldstatus $26,000
31. 2006-04-06
    soldstatus $26,000
32. 2006-04-05
    listed $26,000
33. 2006-04-05
    listed $26,000
34. 2005-11-15
    historical
35. 2005-08-15
    listed $39,900
36. 2005-08-15
    listed $39,900

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,728 · $227/mo
• Expected delta: +$197/yr (+$16/mo · 7.8%)

ⓘ 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 · 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: $18,644
• − Mortgage interest: −$10,637
• − Property taxes: −$2,531
• − Insurance: −$950
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$5,524
• Taxable loss: −$3,982
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $253/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

+375.9% since first listed

36 events — show timeline

• 2026-05-17 Pending — REALCOMP
• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-17 Pending — SW Michigan MLS
• 2026-05-06 Listed $189,900 SW Michigan MLS
• 2026-05-06 Listed $189,900 MiRealSource-MiMLS
• 2026-05-06 Listed $189,900 REALCOMP
• 2023-11-14 Sold (Public Records) $169,000 Public Records
• 2023-11-08 Sold (MLS) $169,000 MiRealSource-MiMLS
• 2023-11-08 Sold (MLS) $169,000 SW Michigan MLS
• 2023-11-08 Sold (MLS) $169,000 REALCOMP
• 2023-10-13 Pending — MiRealSource-MiMLS
• 2023-10-13 Pending — REALCOMP
• 2023-10-13 Pending — SW Michigan MLS
• 2023-09-26 Relisted — REALCOMP
• 2023-09-26 Relisted — MiRealSource-MiMLS
• 2023-09-26 Relisted — SW Michigan MLS
• 2023-09-11 Pending — REALCOMP
• 2023-09-11 Pending — MiRealSource-MiMLS
• 2023-09-11 Pending — SW Michigan MLS
• 2023-09-01 Listed $165,000 MiRealSource-MiMLS
• 2023-09-01 Listed $165,000 SW Michigan MLS
• 2023-09-01 Listed $165,000 REALCOMP
• 2023-08-03 Sold (Public Records) $74,500 Public Records
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2009-06-24 Sold (MLS) $25,500 REALCOMP
• 2009-06-24 Sold (MLS) $25,500 SW Michigan MLS
• 2009-05-18 Listed $26,900 REALCOMP
• 2009-05-18 Listed $26,900 SW Michigan MLS
• 2006-08-03 Sold (Public Records) $69,000 Public Records
• 2006-04-06 Sold (MLS) $26,000 REALCOMP
• 2006-04-06 Sold (MLS) $26,000 SW Michigan MLS
• 2006-04-05 Listed $26,000 REALCOMP
• 2006-04-05 Listed $26,000 SW Michigan MLS
• 2005-11-15 Listing Removed — REALCOMP
• 2005-08-15 Listed $39,900 REALCOMP
• 2005-08-15 Listed $39,900 SW Michigan MLS

Property tax history

+8.7%/yr

Latest (2025): $2,531 · +1.9% YoY. Source: county tax records.