1177 Emerson Ave · Muskegon, MI 49442

$142,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 40 Days on market

Built 1930 4,922 sqft lot Est $142k · at est.

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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 +15.1/30.0
• ARV discount +7.4/15.0
• DSCR +4.6/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

Key facts

• Screened-in porch
• Sunroom
• Easy access to us-31

Tags

• HARDWOOD FLOORS
• SUNROOM
• SCREENED-IN PORCH
• FULLY FENCED BACKYARD
• NEW ROOF
• EASY ACCESS TO US-31

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available
• Home design: Single-family residence; Residential property; Built in 1930; Paved road access
• Construction: Wood siding; Composition roof; 984 sq. ft. living area
• Exterior features: Sidewalk; Shed(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Full basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $47 ($570/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 $121k (14.7% below list).
• Recommended offer: $121k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $982 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 40 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $69k; list at $142k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,080 (14.7% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $141,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1177 Emerson Ave	0.00mi	2/1.0	984 (0%)	0mo	$142,000	$144	100
1099 Francis Ave	0.32mi	3/1.5 (+1)	970 (-1%)	1mo	$199,900	$206	75
1476 Kingsley St	0.41mi	3/1.0 (+1)	995 (+1%)	3mo	$95,000	$95	71
1147 Mclaughlin Ave	0.44mi	2/1.0	902 (-8%)	1mo	$145,000	$161	64
1061 E Forest Ave	0.16mi	3/1.0 (+1)	1,118 (+14%)	2mo	$126,000	$113	63
1062 Langeland Ave	0.31mi	2/1.0	1,108 (+13%)	3mo	$141,000	$127	62
1872 Burton Rd	0.44mi	3/1.0 (+1)	1,050 (+7%)	3mo	$154,900	$148	60
1647 New St	0.41mi	3/1.0 (+1)	900 (-8%)	2mo	$130,000	$144	60
1060 Green St	0.62mi	3/1.0 (+1)	948 (-4%)	0mo	$173,000	$182	60
842 E Dale Ave	0.43mi	2/1.0	1,092 (+11%)	4mo	$105,000	$96	59
1735 Superior St	0.65mi	2/1.0	887 (-10%)	2mo	$79,000	$89	52
1195 S Getty St	0.66mi	2/1.0	864 (-12%)	3mo	$55,000	$64	46

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-13,613
• Equity at exit: $21,173

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $21,057
• Equity at exit: $12,278

Cash invested: $39,760 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$745
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $47

Break-even live

Break-even rent $1,151

Max offer price $142,000

Occupancy floor 91%

Sensitivity live

Price	-10% $128	-5% $88	+0% $47	+5% $7	+10% $-33
Rent	-10% $-48	-5% $0	+0% $47	+5% $95	+10% $143
Rate	-1.0pp $119	-0.5pp $84	base $47	+0.5pp $11	+1.0pp $-27

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	22d	1	0.76mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	1.32mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	22d	1	1.33mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	22d	1	1.38mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	1.38mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	22d	1	1.40mi

Listing history 17 events

1. 2026-06-01
   price $142,000 Pending 40 DOM
2. 2026-05-09
   price $134,900 443-char remark

   Show marketing remark (443 chars)

   Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

3. 2026-05-08
   price $134,900 443-char remark

   Show marketing remark (443 chars)

   Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

4. 2026-05-08
   price $134,900

   Show marketing remark (443 chars)

   Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

5. 2026-04-16
   listed $139,900 Active 443-char remark

   Show marketing remark (443 chars)

   Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

6. 2026-04-16
   listed $139,900 Active 443-char remark

   Show marketing remark (443 chars)

   Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

7. 2026-04-16
   listed $139,900 Active

   Show marketing remark (443 chars)

   Welcome to 1177 Emerson Ave! This charming 2-bedroom, 1-bath home offers beautiful hardwood floors. Enjoy the bright sunroom, plus a screened-in porch that's perfect for relaxing on warm Michigan days. Enjoy the fully fenced in backyard plus a brand new roof! Conveniently located near Reese Field, Reese Playground, Sheldon Park and with quick access to US-31, this home makes it easy to enjoy both neighborhood amenities and an easy commute.

8. 2021-08-31
   soldstatus $69,100
9. 2021-08-26
   soldstatus $69,100 Sold
10. 2021-08-26
    soldstatus $69,100 Sold
11. 2021-06-21
    status Pending
12. 2021-06-21
    status Pending
13. 2021-06-15
    listed $67,000 Active
14. 2021-06-15
    listed $67,000 Active
15. 2021-06-15
    listed $67,000
16. 2003-01-16
    soldstatus $17,900
17. 2002-12-13
    listed $17,900

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: +$462/yr (+$39/mo · 36.6%)

ⓘ 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: $14,530
• − Mortgage interest: −$7,954
• − Property taxes: −$1,263
• − Insurance: −$710
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$4,131
• Taxable loss: −$1,853
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,014/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

+653.6% since first listed

16 events — show timeline

• 2026-05-09 Price Changed $134,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $134,900 REALCOMP
• 2026-05-08 Price Changed $134,900 SW Michigan MLS
• 2026-04-16 Listed $139,900 REALCOMP
• 2026-04-16 Listed $139,900 SW Michigan MLS
• 2026-04-16 Listed $139,900 MiRealSource-MiMLS
• 2021-08-31 Sold (Public Records) $69,100 Public Records
• 2021-08-26 Sold (MLS) $69,100 SW Michigan MLS
• 2021-08-26 Sold (MLS) $69,100 REALCOMP
• 2021-06-21 Pending — REALCOMP
• 2021-06-21 Pending — SW Michigan MLS
• 2021-06-15 Listed $67,000 MiRealSource-MiMLS
• 2021-06-15 Listed $67,000 SW Michigan MLS
• 2021-06-15 Listed $67,000 REALCOMP
• 2003-01-16 Sold (MLS) $17,900 REALCOMP
• 2002-12-13 Listed $17,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $1,263 · +1.9% YoY. Source: county tax records.