1350 Arthur St · Muskegon, MI 49442

$158,500

4 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 67 Days on market

Built 1918 5,663 sqft lot Est $146k · 8% 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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• ARV discount +3.7/15.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

''Up to snuff'' 2 unit with great renters that can be purchased with the renters, or as a turnkey rental unit or as a owner occupied main floor with an income producing upper unit. Newer roof and water heater within the past 5 years. Unfinished basement with washer and dryer and nice electrical updates. Much of the original interior woodwork has been preserved. Main floor rent - $950 and upper is $750. Upper tenant has been long term for 7 years and is related to the main floor tenant. Both have been very helpful to the owner with small repairs and improvements for the owner who is selling due to health problems. 2 stall garage is currently used by the tenants for an outside entertaining. Adjacent vacant corner lot is available at a discount by contacting County Land Bank at 231-724-6170. Grant money is available to purchase this home as owner occupied. Call agent for details. Seller is including a 1 year Home Protection Plan to cover furnace, plumbing, electrical and more.

Key facts

• Turnkey rental unit
• Newer roof
• Washer and dryer

Tags

• TURNKEY RENTAL UNIT
• INCOME PRODUCING UPPER UNIT
• NEWER ROOF
• NEWER WATER HEATER
• UNFINISHED BASEMENT
• WASHER AND DRYER

Property features AI

Finance

• Other: Zoning: Light Industry
• Financial info: Unit 1 (main, with garage): 2 beds, 1 bath — rent $950; Unit 2 (upper): 2 beds, 1 bath — rent $750

Exterior

• Parking: Has garage; Gravel parking; Total of 4 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Phone available
• Home design: Residential income property (multi-family); Multi-family building
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Paved road access; Publicly maintained road; Sidewalks

Interior

• Bedrooms: Two 2-bedroom units (one main-level with garage access, one upper-level)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Storage; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 3 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 40% 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 $5k 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 $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 26y 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.
• Current owner paid $26k; list at $158k implies a 510% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1918 — 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: 1.02% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $146,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 E Isabella Ave	0.10mi	4/2.5	1,771 (-1%)	4mo	$129,900	$73	89
91 Irwin Ave	0.09mi	4/2.0	1,742 (-2%)	9mo	$110,000	$63	84
239 E Isabella Ave	0.29mi	3/2.0 (-1)	1,735 (-3%)	1mo	$197,000	$114	76
213 Washington Ave	0.35mi	4/1.0	1,807 (+1%)	2mo	$149,000	$82	76
1231 Sanford St	0.21mi	4/2.0	1,974 (+11%)	7mo	$202,000	$102	67
186 Mason Ave	0.31mi	3/1.5 (-1)	1,964 (+10%)	2mo	$155,000	$79	60
1660 Terrace St	0.47mi	4/2.0	1,928 (+8%)	7mo	$34,000	$18	59
1689 Wood St	0.59mi	3/1.0 (-1)	1,804 (+1%)	6mo	$114,000	$63	56
314 W Southern Ave	0.51mi	4/1.5	1,558 (-13%)	2mo	$141,400	$91	52
1698 Wood St	0.62mi	4/2.0	2,014 (+13%)	0mo	$180,000	$89	49
432 Amity Ave	0.74mi	4/2.0	1,968 (+10%)	9mo	$235,000	$119	41
1752 Wood St	0.67mi	3/1.0 (-1)	1,997 (+12%)	5mo	$136,000	$68	36

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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,576
• Equity at exit: $23,633

10-year hold

• IRR: 13.3%
• Equity multiple: 2.30×
• Total profit: $57,606
• Equity at exit: $13,704

Cash invested: $44,380 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$831
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $244

Break-even live

Break-even rent $1,312

Max offer price $158,500

Occupancy floor 80%

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.36mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.71mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	21d	1	0.97mi

Listing history 50 events

1. 2026-06-19
   days on market $158,500 Active 67 DOM
2. 2026-06-18
   days on market $158,500 Active 66 DOM
3. 2026-06-17
   days on market $158,500 Active 65 DOM
4. 2026-06-16
   days on market $158,500 Active 64 DOM
5. 2026-06-15
   days on market $158,500 Active 63 DOM
6. 2026-06-14
   days on market $158,500 Active 61 DOM
7. 2026-06-13
   days on market $158,500 Active 60 DOM
8. 2026-06-10
   days on market $158,500 Active 58 DOM
9. 2026-06-09
   days on market $158,500 Active 57 DOM
10. 2026-06-08
    days on market $158,500 Active 56 DOM
11. 2026-06-07
    days on market $158,500 Active 55 DOM
12. 2026-06-05
    days on market $158,500 Active 52 DOM
13. 2026-06-03
    days on market $158,500 Active 51 DOM
14. 2026-06-02
    days on market $158,500 Active 50 DOM
15. 2026-06-01
    days on market $158,500 Active 49 DOM
16. 2026-05-31
    days on market $158,500 Active 48 DOM
17. 2026-05-30
    days on market $158,500 Active 47 DOM
18. 2026-04-13
    listed $158,500 Active 988-char remark

    Show marketing remark (988 chars)

    ''Up to snuff'' 2 unit with great renters that can be purchased with the renters, or as a turnkey rental unit or as a owner occupied main floor with an income producing upper unit. Newer roof and water heater within the past 5 years. Unfinished basement with washer and dryer and nice electrical updates. Much of the original interior woodwork has been preserved. Main floor rent - $950 and upper is $750. Upper tenant has been long term for 7 years and is related to the main floor tenant. Both have been very helpful to the owner with small repairs and improvements for the owner who is selling due to health problems. 2 stall garage is currently used by the tenants for an outside entertaining. Adjacent vacant corner lot is available at a discount by contacting County Land Bank at 231-724-6170. Grant money is available to purchase this home as owner occupied. Call agent for details. Seller is including a 1 year Home Protection Plan to cover furnace, plumbing, electrical and more.

19. 2026-04-13
    listed $158,500 Active

    Show marketing remark (988 chars)

    ''Up to snuff'' 2 unit with great renters that can be purchased with the renters, or as a turnkey rental unit or as a owner occupied main floor with an income producing upper unit. Newer roof and water heater within the past 5 years. Unfinished basement with washer and dryer and nice electrical updates. Much of the original interior woodwork has been preserved. Main floor rent - $950 and upper is $750. Upper tenant has been long term for 7 years and is related to the main floor tenant. Both have been very helpful to the owner with small repairs and improvements for the owner who is selling due to health problems. 2 stall garage is currently used by the tenants for an outside entertaining. Adjacent vacant corner lot is available at a discount by contacting County Land Bank at 231-724-6170. Grant money is available to purchase this home as owner occupied. Call agent for details. Seller is including a 1 year Home Protection Plan to cover furnace, plumbing, electrical and more.

20. 2015-01-16
    historical
21. 2014-12-23
    historical
22. 2014-10-16
    historical
23. 2014-09-26
    historical
24. 2014-09-15
    historical
25. 2007-09-26
    historical
26. 2007-09-26
    historical
27. 2007-09-05
    listed $27,500
28. 2007-09-05
    listed $27,500
29. 2006-09-28
    soldstatus $26,000
30. 2006-07-07
    listed $29,900
31. 2006-07-07
    listed $29,900
32. 2004-05-17
    soldstatus $42,000
33. 2004-05-17
    soldstatus $42,000
34. 2004-05-10
    listed $41,500
35. 2004-05-10
    listed $41,500
36. 2004-05-10
    soldstatus $42,000
37. 2003-12-31
    historical
38. 2003-09-24
    listed $41,500
39. 2003-09-24
    listed $41,500
40. 2003-02-20
    listed $42,000
41. 2002-12-01
    listed $42,000
42. 2002-07-12
    listed $42,000
43. 2002-04-09
    historical
44. 2002-04-09
    historical
45. 2002-04-09
    historical
46. 2002-01-17
    listed $44,900
47. 2001-12-11
    listed $44,900
48. 2001-12-11
    listed $44,900
49. 2001-12-11
    historical
50. 2001-12-08
    listed $44,900

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$383/yr (+$32/mo · 22.9%)

ⓘ 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 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: $19,458
• − Mortgage interest: −$8,878
• − Property taxes: −$1,675
• − Insurance: −$792
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,611
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,837/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

+341.5% since first listed

39 events — show timeline

• 2026-04-13 Listed $158,500 REALCOMP
• 2026-04-13 Listed $158,500 MiRealSource-MiMLS
• 2015-01-16 Listing Removed — SW Michigan MLS
• 2014-12-23 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2007-09-26 Listing Removed — SW Michigan MLS
• 2007-09-26 Listing Removed — REALCOMP
• 2007-09-05 Listed $27,500 SW Michigan MLS
• 2007-09-05 Listed $27,500 REALCOMP
• 2006-09-28 Sold (MLS) $26,000 REALCOMP
• 2006-07-07 Listed $29,900 REALCOMP
• 2006-07-07 Listed $29,900 SW Michigan MLS
• 2004-05-17 Sold (MLS) $42,000 REALCOMP
• 2004-05-17 Sold (MLS) $42,000 SW Michigan MLS
• 2004-05-10 Sold (Public Records) $42,000 Public Records
• 2004-05-10 Listed $41,500 REALCOMP
• 2004-05-10 Listed $41,500 SW Michigan MLS
• 2003-12-31 Listing Removed — REALCOMP
• 2003-09-24 Listed $41,500 REALCOMP
• 2003-09-24 Listed $41,500 SW Michigan MLS
• 2003-02-20 Listed $42,000 SW Michigan MLS
• 2002-12-01 Listed $42,000 SW Michigan MLS
• 2002-07-12 Listed $42,000 SW Michigan MLS
• 2002-04-09 Listing Removed — REALCOMP
• 2002-04-09 Listing Removed — SW Michigan MLS
• 2002-04-09 Listing Removed — SW Michigan MLS
• 2002-01-17 Listed $44,900 SW Michigan MLS
• 2001-12-11 Listing Removed — SW Michigan MLS
• 2001-12-11 Listed $44,900 REALCOMP
• 2001-12-11 Listed $44,900 SW Michigan MLS
• 2001-12-08 Listed $44,900 SW Michigan MLS
• 2000-10-27 Listing Removed — REALCOMP
• 2000-10-27 Listing Removed — SW Michigan MLS
• 2000-10-27 Sold (MLS) $35,000 SW Michigan MLS
• 2000-08-01 Listed $35,900 REALCOMP
• 2000-08-01 Listed $35,900 SW Michigan MLS
• 2000-08-01 Listed $35,900 SW Michigan MLS

Property tax history

+3.2%/yr

Latest (2025): $1,675 · +10.8% YoY. Source: county tax records.