846 Catherine Ave · Muskegon, MI 49442

$84,700

4 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 352 Days on market

Built 1920 0.31 ac lot Est $152k · 44% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

Key facts

• Full basement
• 1 stall garage
• 0.31 acre lot

Tags

• WOOD BURNING FIREPLACE
• FULL BASEMENT
• 1 STALL GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Natural gas water heater
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Built in 1920; Vinyl siding; Composition roof; Full foundation (basement)
• Exterior features: Sidewalk

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Wood-burning fireplace; Screens on windows; Full basement; 8 total rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.6% in Muskegon — 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 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 22d 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 $586 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 30y ago; this cycle's ask has dropped $45k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.83% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $151,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
846 Catherine Ave	0.00mi	4/1.0	1,308 (0%)	1mo	$73,000	$56	100
1080 Kenneth St	0.23mi	4/1.0	1,322 (+1%)	3mo	$155,000	$117	85
712 Evanston Ave	0.20mi	4/1.0	1,382 (+6%)	3mo	$62,200	$45	79
944 E Isabella Ave	0.14mi	3/1.0 (-1)	1,404 (+7%)	0mo	$162,900	$116	76
459 Ada Ave	0.49mi	4/2.0	1,307 (-0%)	2mo	$141,900	$109	72
511 E Isabella Ave	0.42mi	4/1.0	1,204 (-8%)	1mo	$175,000	$145	67
1246 Emerson Ave	0.70mi	4/1.0	1,284 (-2%)	2mo	$177,500	$138	63
257 Catherine Ave	0.75mi	3/1.0 (-1)	1,311 (+0%)	3mo	$108,000	$82	57
1168 E Apple Ave	0.45mi	3/1.0 (-1)	1,152 (-12%)	5mo	$169,000	$147	50
1281 Emerson Ave	0.75mi	3/1.0 (-1)	1,152 (-12%)	1mo	$189,900	$165	40
1061 E Forest Ave	0.64mi	3/1.0 (-1)	1,118 (-14%)	2mo	$126,000	$113	39
1030 Sophia St	0.64mi	3/2.0 (-1)	1,464 (+12%)	3mo	$109,900	$75	39

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: 27.4%
• Equity multiple: 2.22×
• Total profit: $29,000
• Equity at exit: $12,629

10-year hold

• IRR: 38.1%
• Equity multiple: 5.52×
• Total profit: $107,189
• Equity at exit: $7,323

Cash invested: $23,716 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$444
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $541

Break-even live

Break-even rent $863

Max offer price $84,700

Occupancy floor 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: $21,175
• Closing costs: $2,541
• 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	0.61mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.71mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.73mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	0.77mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.77mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	21d	1	0.99mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	21d	1	1.01mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	1.05mi

Listing history 50 events

1. 2026-05-22
   status Pending 347-char remark

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

2. 2026-05-22
   status Pending 348-char remark

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

3. 2026-05-22
   status Pending

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

4. 2026-03-28
   price $84,700 347-char remark

   Show marketing remark (347 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

5. 2026-03-27
   price $84,700 348-char remark

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

6. 2026-03-27
   price $84,700

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

7. 2026-02-14
   price $89,700 347-char remark

   Show marketing remark (347 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

8. 2026-02-13
   price $89,700 348-char remark

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

9. 2026-02-13
   price $89,700

   Show marketing remark (348 chars)

   This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

10. 2025-11-06
    price $94,700 347-char remark

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

11. 2025-11-05
    price $94,700 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

12. 2025-11-05
    price $94,700

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

13. 2025-10-16
    price $99,700 347-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

14. 2025-10-16
    price $99,700 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

15. 2025-10-16
    price $99,700

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

16. 2025-10-03
    price $104,900 347-char remark

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

17. 2025-10-02
    price $104,900 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

18. 2025-10-02
    price $104,900

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

19. 2025-08-26
    price $109,700 347-char remark

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

20. 2025-08-25
    price $109,700 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

21. 2025-08-25
    price $109,700

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

22. 2025-08-11
    price $114,900 347-char remark

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

23. 2025-08-10
    price $114,900 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

24. 2025-08-10
    price $114,900

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

25. 2025-07-12
    price $119,700 347-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

26. 2025-07-12
    price $119,700 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

27. 2025-07-12
    price $119,700

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

28. 2025-06-29
    price $124,900 347-char remark

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

29. 2025-06-28
    price $124,900 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

30. 2025-06-28
    price $124,900

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

31. 2025-06-04
    listed $129,900 Active 348-char remark

    Show marketing remark (348 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

32. 2025-06-03
    listed $129,900 Active 347-char remark

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

33. 2025-06-03
    listed $129,900 Active

    Show marketing remark (347 chars)

    This home has been cleaned up, rubbish removed! New pics have been uploaded!Welcome to this spacious and inviting 4 bedroom home. The heart of the home features a cozy living room with a wood burning fireplace, ideal for relaxing evenings or entertaining guests. Full basement and 1 stall garage are great for storage. Fixer upper that needs work.

34. 2025-05-27
    soldstatus $73,501
35. 2016-04-15
    soldstatus $83,000
36. 2015-06-19
    historical
37. 2015-06-19
    historical
38. 2015-06-11
    price $19,600
39. 2015-05-08
    price $29,600
40. 2015-04-10
    price $34,600
41. 2015-03-11
    price $39,600
42. 2015-02-11
    price $43,900
43. 2015-01-12
    listed $47,700 Active
44. 2015-01-12
    listed $19,600
45. 2014-09-25
    historical
46. 2006-05-16
    soldstatus $82,574
47. 2006-05-16
    soldstatus $82,574
48. 2005-10-25
    listed $77,900
49. 2005-10-25
    listed $77,900
50. 2004-09-30
    historical

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,571
• − Mortgage interest: −$4,745
• − Property taxes: −$2,424
• − Insurance: −$424
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$2,464
• Taxable income: $5,543
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,163/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

+69.7% since first listed

57 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — SW Michigan MLS
• 2026-03-28 Price Changed $84,700 MiRealSource-MiMLS
• 2026-03-27 Price Changed $84,700 REALCOMP
• 2026-03-27 Price Changed $84,700 SW Michigan MLS
• 2026-02-14 Price Changed $89,700 MiRealSource-MiMLS
• 2026-02-13 Price Changed $89,700 REALCOMP
• 2026-02-13 Price Changed $89,700 SW Michigan MLS
• 2025-11-06 Price Changed $94,700 MiRealSource-MiMLS
• 2025-11-05 Price Changed $94,700 REALCOMP
• 2025-11-05 Price Changed $94,700 SW Michigan MLS
• 2025-10-16 Price Changed $99,700 MiRealSource-MiMLS
• 2025-10-16 Price Changed $99,700 REALCOMP
• 2025-10-16 Price Changed $99,700 SW Michigan MLS
• 2025-10-03 Price Changed $104,900 MiRealSource-MiMLS
• 2025-10-02 Price Changed $104,900 REALCOMP
• 2025-10-02 Price Changed $104,900 SW Michigan MLS
• 2025-08-26 Price Changed $109,700 MiRealSource-MiMLS
• 2025-08-25 Price Changed $109,700 REALCOMP
• 2025-08-25 Price Changed $109,700 SW Michigan MLS
• 2025-08-11 Price Changed $114,900 MiRealSource-MiMLS
• 2025-08-10 Price Changed $114,900 REALCOMP
• 2025-08-10 Price Changed $114,900 SW Michigan MLS
• 2025-07-12 Price Changed $119,700 MiRealSource-MiMLS
• 2025-07-12 Price Changed $119,700 REALCOMP
• 2025-07-12 Price Changed $119,700 SW Michigan MLS
• 2025-06-29 Price Changed $124,900 MiRealSource-MiMLS
• 2025-06-28 Price Changed $124,900 REALCOMP
• 2025-06-28 Price Changed $124,900 SW Michigan MLS
• 2025-06-04 Listed $129,900 REALCOMP
• 2025-06-03 Listed $129,900 SW Michigan MLS
• 2025-06-03 Listed $129,900 MiRealSource-MiMLS
• 2025-05-27 Sold (Public Records) $73,501 Public Records
• 2016-04-15 Sold (Public Records) $83,000 Public Records
• 2015-06-19 Listing Removed — REALCOMP
• 2015-06-19 Listing Removed — MiRealSource-MiMLS
• 2015-06-11 Price Changed $19,600 REALCOMP
• 2015-05-08 Price Changed $29,600 REALCOMP
• 2015-04-10 Price Changed $34,600 REALCOMP
• 2015-03-11 Price Changed $39,600 REALCOMP
• 2015-02-11 Price Changed $43,900 REALCOMP
• 2015-01-12 Listed $47,700 REALCOMP
• 2015-01-12 Listed $19,600 MiRealSource-MiMLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2006-05-16 Sold (MLS) $82,574 REALCOMP
• 2006-05-16 Sold (MLS) $82,574 SW Michigan MLS
• 2005-10-25 Listed $77,900 REALCOMP
• 2005-10-25 Listed $77,900 SW Michigan MLS
• 2004-09-30 Listing Removed — REALCOMP
• 2004-03-04 Listed $89,900 REALCOMP
• 2004-03-04 Listed $89,900 SW Michigan MLS
• 1997-01-10 Sold (Public Records) $51,600 Public Records
• 1997-01-10 Sold (MLS) $51,600 REALCOMP
• 1997-01-10 Sold (MLS) $51,600 SW Michigan MLS
• 1996-11-11 Listed $49,900 REALCOMP
• 1996-11-11 Listed $49,900 SW Michigan MLS

Property tax history

+2.8%/yr

Latest (2025): $2,424 · -12.4% YoY. Source: county tax records.