2475 Holton Rd · Muskegon, MI 49445

$269,900

4 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 12 Days on market

Built 1975 0.70 ac lot $170/sqft · 6% above area Est $355k · 24% under

---

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 +11.0/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

Key facts

• Abundance of storage
• Main floor laundry
• Fenced backyard

Tags

• CENTRAL AIR CONDITIONING
• MAIN FLOOR LAUNDRY
• ABUNDANCE OF STORAGE
• RECENTLY CONNECTED CITY WATER
• FENCED BACKYARD
• PRIVATE OUTDOOR RETREAT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water and well; Public sewer (assumed based on public water listing); Electrical service present
• Home design: Ranch-style single family home; Residential property
• Construction: Built in 1975; Vinyl siding; Composition roof
• Exterior features: 0.81-acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Insulated windows; Partial basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (26.8% below list).
• Recommended offer: $198k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Reeths-Puffer Schools (suburban): math 28% / reading 44% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y 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 $85k; list at $270k implies a 218% gain — meaningful room to come down on a strong offer.

Recommended offer $197,500 (26.8% 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 1975 — 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. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (median comp): $354,553
• List price: $269,900
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1950 Ora St	0.19mi	4/1.5	1,643 (+4%)	2mo	$277,500	$169	83
2009 Riegler Rd	0.63mi	3/1.5 (-1)	1,598 (+1%)	3mo	$333,000	$208	62
1905 Ora St	0.18mi	4/1.5	1,800 (+14%)	10mo	$352,000	$196	60
2041 Juniper Cir	0.49mi	3/2.0 (-1)	1,424 (-10%)	0mo	$360,000	$253	53
2676 Pillon Rd	0.57mi	3/2.0 (-1)	1,472 (-7%)	2mo	$258,000	$175	53
2590 Holton Rd	0.20mi	3/2.0 (-1)	1,392 (-12%)	13mo	$319,900	$230	53
2383 Holton Rd	0.15mi	3/1.0 (-1)	1,428 (-10%)	23mo	$250,000	$175	51
2340 Pillon Rd	0.52mi	4/2.0	1,500 (-5%)	19mo	$224,500	$150	49
2026 N Port Blvd	0.64mi	3/2.5 (-1)	1,680 (+6%)	6mo	$380,000	$226	46
2244 Northwind Dr	0.59mi	3/2.0 (-1)	1,605 (+1%)	21mo	$308,000	$192	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $139,761
• Equity at exit: $243,147

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $417,015
• Equity at exit: $524,356

Cash invested: $75,572 (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 49445

• Home prices YoY: 7.2%
• Active inventory: 142
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-112

Break-even live

Break-even rent $2,117

Max offer price $250,082

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1990 Pappas Rd Muskegon, MI	3.0	2.0	1468	$1,975	$1.35	20d	1	1.22mi

Listing history 20 events

1. 2026-05-13
   status Pending 939-char remark

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

2. 2026-05-13
   status Pending 939-char remark

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

3. 2026-05-13
   status Pending

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

4. 2026-05-04
   status Active 939-char remark

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

5. 2026-05-04
   status Active 939-char remark

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

6. 2026-05-04
   status Active

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

7. 2026-04-26
   status Pending 939-char remark

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

8. 2026-04-26
   status Pending 939-char remark

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

9. 2026-04-26
   status Pending

   Show marketing remark (939 chars)

   This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

10. 2026-04-23
    listed $269,900 Active 939-char remark

    Show marketing remark (939 chars)

    This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

11. 2026-04-23
    listed $269,900 Active 939-char remark

    Show marketing remark (939 chars)

    This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

12. 2026-04-23
    listed $269,900 Active

    Show marketing remark (939 chars)

    This well-located home offers the perfect blend of convenience and privacy, with close proximity to everyday necessities while enjoying a rustic backyard setting. The spacious great room is a true highlight, featuring beautiful wood accents on both the walls and ceiling, creating a warm and inviting atmosphere. You'll appreciate the comfort of central air conditioning, main floor laundry, and an abundance of storage throughout, along with the added benefit of recently connected city water. The main level features 3 bedrooms, while the basement offers 1 bedroom(with an egress window), and an additional finished room that does not have an egress. The fenced backyard creates a private outdoor retreat where plants and flowers will bloom throughout the seasons, and with minimal neighboring homes--bordered by trees on one side and open space on the other--you'll enjoy a peaceful, secluded feel while still being in a great location.

13. 2014-09-17
    historical
14. 2013-03-27
    soldstatus $85,000
15. 2013-03-27
    soldstatus $85,000
16. 2013-02-26
    listed $89,900
17. 2013-02-26
    listed $89,900
18. 2013-02-16
    historical
19. 2012-08-16
    listed $90,000
20. 2012-08-16
    listed $90,000

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $2,946 · $245/mo
• Expected delta: +$1,211/yr (+$101/mo · 69.8%)

ⓘ 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 ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,700
• − Mortgage interest: −$15,119
• − Property taxes: −$1,735
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$7,852
• Taxable loss: −$6,147
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $129/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: Reeths-Puffer Schools
• NCES district ID: 2629540
• Math proficiency: 28% ▼ -9.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $55,223
• Composite: 31.62/100
• National rank: #5942
• State rank: #254 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

• City population: 44,766
• Population (ZIP): 21,090

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 10% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 40.82%
• Current HPI: 605.31
• 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

+199.9% since first listed

20 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — SW Michigan MLS
• 2026-05-04 Relisted — REALCOMP
• 2026-05-04 Relisted — MiRealSource-MiMLS
• 2026-05-04 Relisted — SW Michigan MLS
• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-26 Pending — REALCOMP
• 2026-04-26 Pending — SW Michigan MLS
• 2026-04-23 Listed $269,900 SW Michigan MLS
• 2026-04-23 Listed $269,900 REALCOMP
• 2026-04-23 Listed $269,900 MiRealSource-MiMLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2013-03-27 Sold (MLS) $85,000 REALCOMP
• 2013-03-27 Sold (MLS) $85,000 SW Michigan MLS
• 2013-02-26 Listed $89,900 REALCOMP
• 2013-02-26 Listed $89,900 SW Michigan MLS
• 2013-02-16 Listing Removed — REALCOMP
• 2012-08-16 Listed $90,000 REALCOMP
• 2012-08-16 Listed $90,000 SW Michigan MLS

Property tax history

+2.7%/yr

Latest (2025): $1,735 · +2.5% YoY. Source: county tax records.