119 S Livingston St · Whitehall, MI 49461

$149,000

3 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 33 Days on market

Built 1860 9,888 sqft lot Est $211k · 29% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

Key facts

• 9,888 sq ft lot
• 2 garage spots
• Built 1860

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Traditional single-family residence; Residential property
• Construction: Wood siding construction; Built in 1860
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 8 rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $28 ($341/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 $125k (16.3% below list).
• Recommended offer: $125k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 0.8% in Whitehall — 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 81/100 on livability (#72 in MI, #1,552 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Whitehall District Schools (town): math 40% / reading 55% proficiency, ranked #121 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 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 $1k 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 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $47k; list at $149k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,720 (16.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $211,050
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E Slocum St	0.30mi	4/2.0 (+1)	1,560 (-1%)	4mo	$201,000	$129	72
112 S Baldwin St	0.06mi	3/1.0	1,445 (-8%)	18mo	$155,500	$108	68
620 E Spring St	0.31mi	3/1.5	1,493 (-5%)	13mo	$200,000	$134	65
423 E Alice St	0.41mi	3/2.0	1,543 (-2%)	14mo	$215,000	$139	62
515 E Alice St	0.44mi	3/2.0	1,504 (-4%)	10mo	$275,000	$183	60
212 N Baldwin St	0.18mi	3/2.0	1,340 (-15%)	15mo	$175,000	$131	50
115 W Lincoln St	0.51mi	3/2.5	1,650 (+5%)	22mo	$374,400	$227	44
1016 E Colby St	0.63mi	2/3.0 (-1)	1,729 (+10%)	1mo	$160,000	$93	40
510 E Lewis St	0.62mi	3/1.0	1,350 (-14%)	11mo	$200,000	$148	38
418 E Gibbs St St	0.74mi	3/2.0	1,344 (-15%)	8mo	$25,000	$19	30
601 E Lewis St	0.68mi	2/1.5 (-1)	1,340 (-15%)	22mo	$200,000	$149	18

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-22,360
• Equity at exit: $22,216

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-17,245
• Equity at exit: $12,883

Cash invested: $41,720 (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 49461

• Active inventory: 88
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $28

Break-even live

Break-even rent $1,211

Max offer price $149,000

Occupancy floor 93%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-17
   status $149,000 Pending 33 DOM
2. 2026-06-16
   days on market $149,000 Active 33 DOM
3. 2026-06-15
   days on market $149,000 Active 32 DOM
4. 2026-06-13
   days on market $149,000 Active 30 DOM
5. 2026-06-12
   days on market $149,000 Active 29 DOM
6. 2026-06-09
   days on market $149,000 Active 26 DOM
7. 2026-06-08
   days on market $149,000 Active 25 DOM
8. 2026-06-07
   days on market $149,000 Active 24 DOM
9. 2026-06-07
   days on market $149,000 Active 23 DOM
10. 2026-06-04
    days on market $149,000 Active 20 DOM
11. 2026-06-02
    days on market $149,000 Active 19 DOM
12. 2026-06-01
    days on market $149,000 Active 18 DOM
13. 2026-05-31
    days on market $149,000 Active 17 DOM
14. 2026-05-31
    days on market $149,000 Active 16 DOM
15. 2026-05-21
    status Active 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

16. 2026-05-21
    status Active 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

17. 2026-05-21
    status Active

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

18. 2026-05-01
    status Pending 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

19. 2026-05-01
    status Pending 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

20. 2026-05-01
    status Pending

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

21. 2026-04-24
    listed $149,000 Active 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

22. 2026-04-24
    listed $149,000 Active

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

23. 2026-04-24
    listed $149,000 Active 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

24. 2026-04-21
    historical $149,000 508-char remark

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

25. 2026-04-21
    historical $149,000

    Show marketing remark (508 chars)

    4 bed, 1 bath home with strong fundamentals and long-term upside. This property is move-in ready while still offering clear value-add potential through light cosmetic updates. A solid structure gives you a reliable starting point, whether you're looking to live in it as-is or improve over time. The large detached garage/carriage house provides substantial storage and flexibility for workshop space, additional parking, or future use. A practical property with immediate usability and room to build equity.

26. 2005-02-16
    soldstatus $47,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$467/yr (+$39/mo · 34.3%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,966
• − Mortgage interest: −$8,346
• − Property taxes: −$1,361
• − Insurance: −$745
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,335
• Taxable loss: −$2,215
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $873/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: Whitehall District Schools
• NCES district ID: 2636300
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 55% ▼ -3.00%
• Median HH income: $53,511
• Composite: 40.99/100
• National rank: #3592
• State rank: #121 of 540 in MI

Livability — Whitehall

• Score: 81/100
• State rank: #72
• US rank: #1552

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, MI
• Population (ZIP): 9,620

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: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3% Dominican 2%
• Common ancestry: Iranian 8% Romanian 5% Portuguese 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -150.59%
• Current HPI: 239.9345
• Rent YoY: —
• Metro: —
• 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

+217.0% since first listed

12 events — show timeline

• 2026-05-21 Relisted — REALCOMP
• 2026-05-21 Relisted — MiRealSource-MiMLS
• 2026-05-21 Relisted — SW Michigan MLS
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — SW Michigan MLS
• 2026-04-24 Listed $149,000 REALCOMP
• 2026-04-24 Listed $149,000 SW Michigan MLS
• 2026-04-24 Listed $149,000 MiRealSource-MiMLS
• 2026-04-21 Coming Soon $149,000 MiRealSource-MiMLS
• 2026-04-21 Coming Soon $149,000 SW Michigan MLS
• 2005-02-16 Sold (Public Records) $47,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,361 · -1.6% YoY. Source: county tax records.