1436 Auble Rd · North Muskegon, MI 49445

$199,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 9 Days on market

Built 2000 0.48 ac lot Est $265k · 24% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautiful home situated on a spacious lot just shy of half an acre, the property offers the perfect blend of privacy, convenience, and location. Enjoy close proximity to the beautiful Lake Michigan shoreline, parks, and recreational opportunities while still being just minutes from major highways for an easy commute. Inside, you'll find over 1,500 square feet of living space featuring 3 bedrooms, 2 full bathrooms, and an open-concept layout. The expansive backyard provides plenty of room for entertaining, relaxing, or simply enjoying the outdoors. A rare opportunity to enjoy space, comfort, and accessibility all within the Reeths Puffer School District.

Key facts

• Spacious lot
• Expansive backyard
• 0.48 acre lot

Tags

• SPACIOUS LOT
• EXPANSIVE BACKYARD
• REETHS PUFFER SCHOOL DISTRICT

Property features AI

Exterior

• Utilities: Well water; Natural gas connected; Natural gas water heater; Cable connected
• Home design: Ranch-style; Residential property
• Construction: Built in 2000; Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Pantry; Fireplace; Insulated windows; Window treatments; Total rooms: 8
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $195k (2.5% below list).
• Recommended offer: $195k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.1% in North 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 77/100 on livability (#129 in MI, #3,195 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 25y 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 $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $194,922 (2.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 W Giles Rd	0.23mi	3/2.0	1,409 (-7%)	4mo	$230,000	$163	75
1504 Sunview St	0.28mi	3/1.5	1,378 (-9%)	3mo	$221,490	$161	68
1290 Sherwood Dr	0.20mi	3/1.0	1,710 (+13%)	4mo	$293,000	$171	62
1288 Aspacia St	0.30mi	3/1.5	1,296 (-14%)	1mo	$142,800	$110	59
1490 Hansen St	0.22mi	3/1.0	1,672 (+11%)	11mo	$276,800	$166	59
1275 Aspacia St	0.34mi	4/1.0 (+1)	1,672 (+11%)	11mo	$259,900	$155	49
1104 Ivanhoe Dr	0.47mi	3/2.0	1,636 (+8%)	19mo	$320,000	$196	48
1573 N Whitehall Rd	0.48mi	4/1.0 (+1)	1,648 (+9%)	8mo	$292,000	$177	47
1045 Greenbriar Dr	0.51mi	3/2.5	1,714 (+13%)	8mo	$300,000	$175	46
1540 Dykstra Rd	0.70mi	2/1.5 (-1)	1,638 (+8%)	6mo	$290,000	$177	41
1596 Nottingham Ct	0.65mi	3/1.5	1,296 (-14%)	8mo	$270,000	$208	37
1165 Horton Rd	0.63mi	2/1.0 (-1)	1,316 (-13%)	10mo	$269,900	$205	32

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $123,564
• Equity at exit: $180,086

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $352,280
• Equity at exit: $388,362

Cash invested: $55,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$177 /mo · $2,128/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $231

Break-even live

Break-even rent $1,657

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $344	-5% $288	+0% $231	+5% $174	+10% $118
Rent	-10% $77	-5% $154	+0% $231	+5% $308	+10% $385
Rate	-1.0pp $332	-0.5pp $282	base $231	+0.5pp $179	+1.0pp $126

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-07
   statusdays on market $199,900 Pending 9 DOM
2. 2026-06-02
   days on market $199,900 Active - Contingent 7 DOM
3. 2026-06-01
   days on market $199,900 Active - Contingent 6 DOM
4. 2026-05-31
   days on market $199,900 Active - Contingent 5 DOM
5. 2026-05-30
   days on market $199,900 Active - Contingent 4 DOM
6. 2026-05-26
   listed $199,900 Active 666-char remark

   Show marketing remark (666 chars)

   This beautiful home situated on a spacious lot just shy of half an acre, the property offers the perfect blend of privacy, convenience, and location. Enjoy close proximity to the beautiful Lake Michigan shoreline, parks, and recreational opportunities while still being just minutes from major highways for an easy commute. Inside, you'll find over 1,500 square feet of living space featuring 3 bedrooms, 2 full bathrooms, and an open-concept layout. The expansive backyard provides plenty of room for entertaining, relaxing, or simply enjoying the outdoors. A rare opportunity to enjoy space, comfort, and accessibility all within the Reeths Puffer School District.

7. 2026-05-26
   listed $199,900 Active 666-char remark

   Show marketing remark (666 chars)

   This beautiful home situated on a spacious lot just shy of half an acre, the property offers the perfect blend of privacy, convenience, and location. Enjoy close proximity to the beautiful Lake Michigan shoreline, parks, and recreational opportunities while still being just minutes from major highways for an easy commute. Inside, you'll find over 1,500 square feet of living space featuring 3 bedrooms, 2 full bathrooms, and an open-concept layout. The expansive backyard provides plenty of room for entertaining, relaxing, or simply enjoying the outdoors. A rare opportunity to enjoy space, comfort, and accessibility all within the Reeths Puffer School District.

8. 2026-05-26
   listed $199,900 Active

   Show marketing remark (666 chars)

   This beautiful home situated on a spacious lot just shy of half an acre, the property offers the perfect blend of privacy, convenience, and location. Enjoy close proximity to the beautiful Lake Michigan shoreline, parks, and recreational opportunities while still being just minutes from major highways for an easy commute. Inside, you'll find over 1,500 square feet of living space featuring 3 bedrooms, 2 full bathrooms, and an open-concept layout. The expansive backyard provides plenty of room for entertaining, relaxing, or simply enjoying the outdoors. A rare opportunity to enjoy space, comfort, and accessibility all within the Reeths Puffer School District.

9. 2017-11-09
   soldstatus $75,000
10. 2017-10-31
    soldstatus $75,000
11. 2017-10-31
    soldstatus $75,000 Sold
12. 2017-10-13
    status Pending
13. 2017-10-10
    listed $74,900 Active
14. 2017-10-10
    listed $74,900
15. 2014-09-16
    historical
16. 2014-09-15
    historical
17. 2011-06-13
    soldstatus $52,900
18. 2011-06-13
    soldstatus $52,900
19. 2011-04-02
    listed $49,900
20. 2011-04-02
    listed $49,900
21. 2003-10-03
    soldstatus $91,800
22. 2003-10-03
    soldstatus $91,800
23. 2003-04-29
    listed $98,900
24. 2003-03-30
    historical
25. 2002-09-30
    listed $104,900
26. 2002-09-30
    listed $104,900
27. 2001-05-16
    historical
28. 2001-01-16
    listed $115,000
29. 2001-01-16
    listed $115,000

ⓘ 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: $2,128 · $177/mo
• Projected year-2 tax: $2,603 · $217/mo
• Expected delta: +$475/yr (+$40/mo · 22.3%)

ⓘ 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 ≥93°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: $23,391
• − Mortgage interest: −$11,198
• − Property taxes: −$2,128
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,815
• Taxable loss: −$492
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $2,889/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 — North Muskegon

• Score: 77/100
• State rank: #129
• US rank: #3195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+73.8% since first listed

24 events — show timeline

• 2026-05-26 Listed $199,900 REALCOMP
• 2026-05-26 Listed $199,900 SW Michigan MLS
• 2026-05-26 Listed $199,900 MiRealSource-MiMLS
• 2017-11-09 Sold (Public Records) $75,000 Public Records
• 2017-10-31 Sold (MLS) $75,000 SW Michigan MLS
• 2017-10-31 Sold (MLS) $75,000 REALCOMP
• 2017-10-13 Pending — SW Michigan MLS
• 2017-10-10 Listed $74,900 SW Michigan MLS
• 2017-10-10 Listed $74,900 REALCOMP
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2011-06-13 Sold (MLS) $52,900 REALCOMP
• 2011-06-13 Sold (MLS) $52,900 SW Michigan MLS
• 2011-04-02 Listed $49,900 REALCOMP
• 2011-04-02 Listed $49,900 SW Michigan MLS
• 2003-10-03 Sold (Public Records) $91,800 Public Records
• 2003-10-03 Sold (MLS) $91,800 REALCOMP
• 2003-04-29 Listed $98,900 REALCOMP
• 2003-03-30 Listing Removed — REALCOMP
• 2002-09-30 Listed $104,900 REALCOMP
• 2002-09-30 Listed $104,900 SW Michigan MLS
• 2001-05-16 Listing Removed — REALCOMP
• 2001-01-16 Listed $115,000 REALCOMP
• 2001-01-16 Listed $115,000 SW Michigan MLS

Property tax history

-0.4%/yr

Latest (2025): $2,128 · +2.8% YoY. Source: county tax records.