71 Crescent Ave · Muskegon Heights, MI 49444

$139,900

4 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 77 Days on market

Built 1925 6,055 sqft lot Est $95k · 47% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming vintage character meets modern updates in Muskegon Heights! This refreshed 4-bedroom, 1-bath home offers a spacious living room, formal dining area, and a large covered front porch perfect for morning coffee. Highlights include four well-appointed bedrooms for maximum flexibility and a detached 1-stall garage. Don't miss this beautifully maintained home with room to grow! Schedule your showing today! Buyer to verify all information.

Key facts

• Vintage character
• Modern updates
• Formal dining area

Tags

• VINTAGE CHARACTER
• MODERN UPDATES
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• LARGE COVERED FRONT PORCH
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Natural gas water heater; Natural gas available and connected; Electricity available
• Home design: Traditional single-family residence; Residential property
• Construction: Built in 1925; Wood siding; Composition shingle roof
• Exterior features: Public water; Lot approximately 0.14 acres

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $138k (1.3% below list).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/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 $967 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 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 0.99% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $94,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3225 Maffett St	0.09mi	4/2.0	1,064 (+4%)	1mo	$164,697	$155	84
3021 Sanford St	0.26mi	3/1.0 (-1)	1,018 (-0%)	8mo	$23,000	$23	76
3233 Jefferson St	0.24mi	4/1.0	970 (-5%)	8mo	$90,000	$93	74
3320 Peck St	0.18mi	3/1.5 (-1)	980 (-4%)	8mo	$110,000	$112	71
3329 Baker St	0.16mi	3/1.0 (-1)	1,120 (+10%)	9mo	$140,000	$125	63
111 Rotterdam Ave	0.28mi	3/1.0 (-1)	1,140 (+12%)	2mo	$22,000	$19	61
3354 Highland St	0.50mi	3/1.0 (-1)	1,068 (+5%)	6mo	$129,900	$122	59
375 W Maplewood Ave	0.62mi	3/1.0 (-1)	984 (-4%)	2mo	$105,894	$108	58
2917 Jefferson St	0.39mi	3/1.0 (-1)	898 (-12%)	6mo	$73,000	$81	51
3315 8th St	0.55mi	3/1.0 (-1)	936 (-8%)	10mo	$58,000	$62	47
403 Collins Ave	0.49mi	3/1.0 (-1)	1,164 (+14%)	6mo	$50,000	$43	43
2618 Hoyt St	0.69mi	3/1.0 (-1)	878 (-14%)	1mo	$74,900	$85	38

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,290
• Equity at exit: $20,860

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,048
• Equity at exit: $12,096

Cash invested: $39,172 (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 49444

• Active inventory: 237
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $211

Break-even live

Break-even rent $1,114

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $290	-5% $250	+0% $211	+5% $171	+10% $131
Rent	-10% $102	-5% $156	+0% $211	+5% $265	+10% $320
Rate	-1.0pp $281	-0.5pp $246	base $211	+0.5pp $174	+1.0pp $137

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	22d	1	0.86mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	22d	1	1.33mi

Listing history 38 events

1. 2026-06-19
   days on market $139,900 Active 77 DOM
2. 2026-06-18
   days on market $139,900 Active 76 DOM
3. 2026-06-17
   days on market $139,900 Active 75 DOM
4. 2026-06-16
   days on market $139,900 Active 74 DOM
5. 2026-06-15
   days on market $139,900 Active 73 DOM
6. 2026-06-14
   days on market $139,900 Active 71 DOM
7. 2026-06-13
   days on market $139,900 Active 70 DOM
8. 2026-06-10
   days on market $139,900 Active 68 DOM
9. 2026-06-09
   days on market $139,900 Active 67 DOM
10. 2026-06-08
    days on market $139,900 Active 66 DOM
11. 2026-06-07
    days on market $139,900 Active 65 DOM
12. 2026-06-02
    days on market $139,900 Active 60 DOM
13. 2026-06-01
    days on market $139,900 Active 59 DOM
14. 2026-05-31
    days on market $139,900 Active 58 DOM
15. 2026-05-30
    days on market $139,900 Active 57 DOM
16. 2026-04-03
    listed $139,900 Active 445-char remark

    Show marketing remark (447 chars)

    Charming vintage character meets modern updates in Muskegon Heights! This refreshed 4-bedroom, 1-bath home offers a spacious living room, formal dining area, and a large covered front porch perfect for morning coffee. Highlights include four well-appointed bedrooms for maximum flexibility and a detached 1-stall garage. Don't miss this beautifully maintained home with room to grow! Schedule your showing today! Buyer to verify all information.

17. 2026-04-03
    listed $139,900 Active 447-char remark

    Show marketing remark (447 chars)

    Charming vintage character meets modern updates in Muskegon Heights! This refreshed 4-bedroom, 1-bath home offers a spacious living room, formal dining area, and a large covered front porch perfect for morning coffee. Highlights include four well-appointed bedrooms for maximum flexibility and a detached 1-stall garage. Don't miss this beautifully maintained home with room to grow! Schedule your showing today! Buyer to verify all information.

18. 2026-04-03
    listed $139,900 Active

    Show marketing remark (447 chars)

    Charming vintage character meets modern updates in Muskegon Heights! This refreshed 4-bedroom, 1-bath home offers a spacious living room, formal dining area, and a large covered front porch perfect for morning coffee. Highlights include four well-appointed bedrooms for maximum flexibility and a detached 1-stall garage. Don't miss this beautifully maintained home with room to grow! Schedule your showing today! Buyer to verify all information.

19. 2025-09-19
    soldstatus $660,000
20. 2021-12-08
    soldstatus $289,900 Sold
21. 2021-12-08
    soldstatus $289,900 Sold
22. 2021-10-09
    status Pending
23. 2021-10-09
    status Pending
24. 2021-10-06
    price $299,900
25. 2021-10-06
    price $299,900
26. 2021-08-31
    historical
27. 2021-08-31
    listed $325,000 Active
28. 2021-08-31
    listed $325,000 Active
29. 2021-07-30
    status Pending
30. 2021-07-27
    historical
31. 2021-07-27
    status Pending
32. 2021-07-23
    status Active
33. 2021-07-23
    status Active
34. 2021-07-09
    status Pending
35. 2021-07-09
    status Pending
36. 2021-07-06
    listed $175,000 Active
37. 2021-07-06
    listed $175,000 Active
38. 1989-09-27
    soldstatus $8,500

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$548/yr (+$46/mo · 51.9%)

ⓘ 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: $16,567
• − Mortgage interest: −$7,837
• − Property taxes: −$1,058
• − Insurance: −$700
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,070
• Taxable income: $253
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,466/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

+1545.9% since first listed

23 events — show timeline

• 2026-04-03 Listed $139,900 SW Michigan MLS
• 2026-04-03 Listed $139,900 REALCOMP
• 2026-04-03 Listed $139,900 MiRealSource-MiMLS
• 2025-09-19 Sold (Public Records) $660,000 Public Records
• 2021-12-08 Sold (MLS) $289,900 SW Michigan MLS
• 2021-12-08 Sold (MLS) $289,900 REALCOMP
• 2021-10-09 Pending — SW Michigan MLS
• 2021-10-09 Pending — REALCOMP
• 2021-10-06 Price Changed $299,900 REALCOMP
• 2021-10-06 Price Changed $299,900 SW Michigan MLS
• 2021-08-31 Listing Removed — REALCOMP
• 2021-08-31 Listed $325,000 SW Michigan MLS
• 2021-08-31 Listed $325,000 REALCOMP
• 2021-07-30 Pending — REALCOMP
• 2021-07-27 Listing Removed — SW Michigan MLS
• 2021-07-27 Pending — SW Michigan MLS
• 2021-07-23 Relisted — REALCOMP
• 2021-07-23 Relisted — SW Michigan MLS
• 2021-07-09 Pending — REALCOMP
• 2021-07-09 Pending — SW Michigan MLS
• 2021-07-06 Listed $175,000 SW Michigan MLS
• 2021-07-06 Listed $175,000 REALCOMP
• 1989-09-27 Sold (Public Records) $8,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,058 · +2.8% YoY. Source: county tax records.