709 Oak Ave · Muskegon, MI 49442

$82,000

3 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 18 Days on market

Built 1940 8,581 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great 1 bedroom starter home with open floor plan at an affordable price for that person(s) starting out, or buyer looking for a smaller efficiency / amount of space. Home is in nice shape though does need some floor coverings. Has a new furnace, newer windows, newer roof, central air, deck off the back and nice covered porch on the front. Located north of Apple and west of Getty. Fenced in (good-sized) backyard for your outdoor friends and a shed as well for storage needs. Everything on one floor of course. Comes with window coverings and all appliances. Immediate possession at closing. Contact agent for your tour quickly, at this price it's sure to move quickly.

Key facts

• Open floor plan
• New furnace
• Newer roof

Tags

• OPEN FLOOR PLAN
• NEW FURNACE
• NEWER WINDOWS
• NEWER ROOF
• CENTRAL AIR
• DECK OFF THE BACK

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Single-family residence; Residential property; Built in 1940
• Construction: Vinyl and wood siding; Shingle roof; Crawl-space foundation
• Exterior features: Sidewalk; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in kitchen; Pantry
• Bedrooms: Primary bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Eat-in kitchen; Pantry; Replacement and insulated windows with window treatments; Crawl-space basement; 6 total rooms (including living, dining, kitchen, primary bedroom, primary bath, laundry/utility)
• Laundry & utility: Washer; Dryer; Dedicated laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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; 18 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 35% 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,770 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.72% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.69%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $190,629
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653.5 Orchard Ave	0.09mi	3/1.0	988 (-8%)	2mo	$132,400	$134	81
644 Wesley Ave	0.29mi	3/1.0	1,038 (-4%)	1mo	$183,900	$177	80
1040 James Ave	0.58mi	3/1.0	1,088 (+1%)	1mo	$172,250	$158	70
508 Catherine Ave	0.50mi	2/1.0 (-1)	1,046 (-3%)	1mo	$125,000	$120	66
348 Orchard Ave	0.46mi	2/1.0 (-1)	1,001 (-7%)	1mo	$145,000	$145	61
759 Emerald St	0.49mi	3/1.0	974 (-10%)	2mo	$67,500	$69	60
287 E Walton Ave	0.52mi	3/2.0	1,000 (-7%)	1mo	$198,500	$199	59
283 E Walton Ave	0.53mi	3/2.0	1,000 (-7%)	2mo	$208,900	$209	57
608 Jackson Ave	0.46mi	2/2.0 (-1)	1,173 (+9%)	0mo	$245,000	$209	55
511 E Isabella Ave	0.46mi	4/1.0 (+1)	1,204 (+12%)	1mo	$175,000	$145	53
1077 Sophia St	0.56mi	2/1.0 (-1)	979 (-9%)	2mo	$193,000	$197	52
1060 Green St	0.65mi	3/1.0	948 (-12%)	0mo	$173,000	$182	50

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: 29.7%
• Equity multiple: 2.32×
• Total profit: $30,360
• Equity at exit: $12,226

10-year hold

• IRR: 39.7%
• Equity multiple: 5.66×
• Total profit: $107,015
• Equity at exit: $7,090

Cash invested: $22,960 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$430
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $568

Break-even live

Break-even rent $693

Max offer price $82,000

Occupancy floor 55%

Sensitivity live

Price	-10% $614	-5% $591	+0% $568	+5% $545	+10% $522
Rent	-10% $457	-5% $512	+0% $568	+5% $624	+10% $680
Rate	-1.0pp $609	-0.5pp $589	base $568	+0.5pp $547	+1.0pp $525

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.43mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	0.51mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	0.51mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	0.54mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	21d	1	0.54mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	44d	1	0.54mi
860 Marquette Ave Unit 44 Muskegon, MI	3.0	1.5	1321	$1,450	$1.10	21d	1	0.54mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	0.54mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.54mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,270	$1.46	21d	1	0.60mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	0.74mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	0.76mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	0.91mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	21d	1	1.06mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	1.19mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	21d	1	1.26mi
410 Glen Oaks Dr Muskegon, MI	1.0–2.0	1.0	638	$1,204	$1.89	21d	55	1.31mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	1.41mi

Listing history 17 events

1. 2026-06-15
   status $82,000 Pending 18 DOM
2. 2026-06-15
   days on market $82,000 Active 18 DOM
3. 2026-06-14
   days on market $82,000 Active 16 DOM
4. 2026-06-13
   pricedays on market $82,000 Active 15 DOM
5. 2026-06-10
   days on market $92,000 Active 13 DOM
6. 2026-06-09
   days on market $92,000 Active 12 DOM
7. 2026-06-08
   days on market $92,000 Active 11 DOM
8. 2026-06-07
   days on market $92,000 Active 10 DOM
9. 2026-06-05
   pricedays on market $92,000 Active 7 DOM
10. 2026-06-03
    days on market $99,500 Active 6 DOM
11. 2026-06-02
    days on market $99,500 Active 5 DOM
12. 2026-06-01
    days on market $99,500 Active 4 DOM
13. 2026-05-31
    days on market $99,500 Active 3 DOM
14. 2026-05-30
    days on market $99,500 Active 2 DOM
15. 2026-05-27
    listed $99,500 Active

    Show marketing remark (672 chars)

    Great 1 bedroom starter home with open floor plan at an affordable price for that person(s) starting out, or buyer looking for a smaller efficiency / amount of space. Home is in nice shape though does need some floor coverings. Has a new furnace, newer windows, newer roof, central air, deck off the back and nice covered porch on the front. Located north of Apple and west of Getty. Fenced in (good-sized) backyard for your outdoor friends and a shed as well for storage needs. Everything on one floor of course. Comes with window coverings and all appliances. Immediate possession at closing. Contact agent for your tour quickly, at this price it's sure to move quickly.

16. 2026-05-27
    listed $99,500 Active 672-char remark

    Show marketing remark (672 chars)

    Great 1 bedroom starter home with open floor plan at an affordable price for that person(s) starting out, or buyer looking for a smaller efficiency / amount of space. Home is in nice shape though does need some floor coverings. Has a new furnace, newer windows, newer roof, central air, deck off the back and nice covered porch on the front. Located north of Apple and west of Getty. Fenced in (good-sized) backyard for your outdoor friends and a shed as well for storage needs. Everything on one floor of course. Comes with window coverings and all appliances. Immediate possession at closing. Contact agent for your tour quickly, at this price it's sure to move quickly.

17. 2026-05-27
    listed $99,500 Active 672-char remark

    Show marketing remark (672 chars)

    Great 1 bedroom starter home with open floor plan at an affordable price for that person(s) starting out, or buyer looking for a smaller efficiency / amount of space. Home is in nice shape though does need some floor coverings. Has a new furnace, newer windows, newer roof, central air, deck off the back and nice covered porch on the front. Located north of Apple and west of Getty. Fenced in (good-sized) backyard for your outdoor friends and a shed as well for storage needs. Everything on one floor of course. Comes with window coverings and all appliances. Immediate possession at closing. Contact agent for your tour quickly, at this price it's sure to move quickly.

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$133/yr (+$11/mo · 13.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,940
• − Mortgage interest: −$4,593
• − Property taxes: −$996
• − Insurance: −$410
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,385
• Taxable income: $5,845
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $5,414/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

+0.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $99,500 MiRealSource-MiMLS
• 2026-05-27 Listed $99,500 REALCOMP
• 2026-05-27 Listed $99,500 SW Michigan MLS

Property tax history

+5.7%/yr

Latest (2025): $996 · +2.2% YoY. Source: county tax records.