2820 Park St · Muskegon Heights, MI 49444

$77,900

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 77 Days on market

Built 1915 6,229 sqft lot Est $66k · 18% 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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in West Michigan! This well-maintained property is currently tenant-occupied with a long-term renter who is on a month-to-month lease and would like to stay, offering immediate rental income for the new owner. Ideal for investors looking to add a turnkey property to their portfolio or for buyers seeking flexibility. Convenient location with strong rental history--don't miss this opportunity!

Key facts

• 6,229 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Natural gas water heater; Public water
• Home design: Single family residence; Residential property; Built in 1915
• Construction: Brick and vinyl siding construction; Composition roof; Living area approximately 616
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 1 full bathroom (primary bathroom)
• Heating & cooling: Forced air heating; Has heating
• Interior features: Replacement windows; Full basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#574 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Market conditions: 237 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 4y 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 $65k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1915 — 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: 1.07% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $65,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3015 Lemuel St	0.29mi	2/1.0	592 (-4%)	6mo	$29,900	$51	75
3041 Park St	0.25mi	2/1.0	604 (-2%)	16mo	$65,000	$108	72
3212 5th St	0.50mi	2/1.0	624 (+1%)	14mo	$68,000	$109	63
2524 8th St	0.42mi	1/1.0 (-1)	576 (-6%)	10mo	$60,000	$104	56
2925 Lemuel St	0.24mi	2/1.0	672 (+9%)	21mo	$114,900	$171	56
2417 7th St	0.57mi	2/1.0	576 (-6%)	14mo	$72,500	$126	51
3140 Temple St	0.40mi	2/1.0	690 (+12%)	12mo	$90,000	$130	51
3364 7th St	0.64mi	1/1.0 (-1)	660 (+7%)	9mo	$39,900	$60	45
3229 Waalkes St	0.44mi	2/1.0	700 (+14%)	14mo	$75,000	$107	45
3300 5th St	0.56mi	2/1.0	704 (+14%)	8mo	$59,500	$85	43
3316 Sanford St	0.68mi	1/1.0 (-1)	640 (+4%)	22mo	$45,000	$70	38
3304 Jefferson St	0.63mi	3/1.0 (+1)	688 (+12%)	20mo	$59,900	$87	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-5,476
• Equity at exit: $11,615

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $4,486
• Equity at exit: $6,735

Cash invested: $21,812 (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 49444

• Active inventory: 237
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $836 high
• Mortgage (P&I): −$409
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $112

Break-even live

Break-even rent $694

Max offer price $77,900

Occupancy floor 82%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Temple St Unit 2 Muskegon Heights, MI	1.0	1.0	400	$750	$1.88	21d	1	0.18mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.53mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.53mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	1.29mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	1.38mi

Listing history 50 events

1. 2026-06-19
   days on market $77,900 Active 77 DOM
2. 2026-06-18
   days on market $77,900 Active 76 DOM
3. 2026-06-17
   days on market $77,900 Active 75 DOM
4. 2026-06-16
   days on market $77,900 Active 74 DOM
5. 2026-06-15
   days on market $77,900 Active 73 DOM
6. 2026-06-14
   days on market $77,900 Active 71 DOM
7. 2026-06-13
   days on market $77,900 Active 70 DOM
8. 2026-06-10
   days on market $77,900 Active 68 DOM
9. 2026-06-09
   days on market $77,900 Active 67 DOM
10. 2026-06-08
    days on market $77,900 Active 66 DOM
11. 2026-06-07
    days on market $77,900 Active 65 DOM
12. 2026-06-02
    days on market $77,900 Active 60 DOM
13. 2026-06-01
    days on market $77,900 Active 59 DOM
14. 2026-05-31
    days on market $77,900 Active 58 DOM
15. 2026-05-30
    days on market $77,900 Active 57 DOM
16. 2026-04-10
    status Active 427-char remark

    Show marketing remark (427 chars)

    Excellent investment opportunity in West Michigan! This well-maintained property is currently tenant-occupied with a long-term renter who is on a month-to-month lease and would like to stay, offering immediate rental income for the new owner. Ideal for investors looking to add a turnkey property to their portfolio or for buyers seeking flexibility. Convenient location with strong rental history--don't miss this opportunity!

17. 2026-04-09
    historical 427-char remark

    Show marketing remark (427 chars)

    Excellent investment opportunity in West Michigan! This well-maintained property is currently tenant-occupied with a long-term renter who is on a month-to-month lease and would like to stay, offering immediate rental income for the new owner. Ideal for investors looking to add a turnkey property to their portfolio or for buyers seeking flexibility. Convenient location with strong rental history--don't miss this opportunity!

18. 2026-04-03
    listed $77,900 Active 427-char remark

    Show marketing remark (427 chars)

    Excellent investment opportunity in West Michigan! This well-maintained property is currently tenant-occupied with a long-term renter who is on a month-to-month lease and would like to stay, offering immediate rental income for the new owner. Ideal for investors looking to add a turnkey property to their portfolio or for buyers seeking flexibility. Convenient location with strong rental history--don't miss this opportunity!

19. 2026-04-03
    listed $77,900 Active

    Show marketing remark (427 chars)

    Excellent investment opportunity in West Michigan! This well-maintained property is currently tenant-occupied with a long-term renter who is on a month-to-month lease and would like to stay, offering immediate rental income for the new owner. Ideal for investors looking to add a turnkey property to their portfolio or for buyers seeking flexibility. Convenient location with strong rental history--don't miss this opportunity!

20. 2026-04-03
    listed $77,900 Active 427-char remark

    Show marketing remark (427 chars)

    Excellent investment opportunity in West Michigan! This well-maintained property is currently tenant-occupied with a long-term renter who is on a month-to-month lease and would like to stay, offering immediate rental income for the new owner. Ideal for investors looking to add a turnkey property to their portfolio or for buyers seeking flexibility. Convenient location with strong rental history--don't miss this opportunity!

21. 2026-02-04
    historical
22. 2026-02-03
    historical
23. 2025-09-22
    listed $75,000 Active
24. 2025-09-22
    listed $75,000 Active
25. 2024-06-04
    soldstatus $65,000
26. 2024-05-31
    soldstatus $65,000 Sold
27. 2024-05-31
    soldstatus $65,000 Sold
28. 2024-05-31
    soldstatus $65,000 Closed
29. 2024-05-14
    status Pending
30. 2024-05-14
    status Pending
31. 2024-05-14
    status Pending
32. 2024-04-25
    listed $54,900 Active
33. 2024-04-25
    listed $54,900 Active
34. 2024-04-25
    listed $54,900 Active
35. 2023-01-20
    soldstatus $40,000 Sold
36. 2023-01-20
    soldstatus $40,000 Sold
37. 2023-01-16
    status Pending
38. 2023-01-16
    status Pending
39. 2023-01-16
    status Pending
40. 2023-01-06
    price $49,999
41. 2023-01-05
    price $49,999
42. 2023-01-05
    price $49,999
43. 2022-11-12
    price $55,000
44. 2022-11-12
    price $55,000
45. 2022-11-12
    price $55,000
46. 2022-11-04
    status Active
47. 2022-11-04
    status Active
48. 2022-11-04
    status Active
49. 2022-10-26
    status Pending
50. 2022-10-26
    status Pending

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,029
• − Mortgage interest: −$4,364
• − Property taxes: −$1,288
• − Insurance: −$390
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,266
• Taxable income: $117
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $1,315/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)

No district data.

Livability — Muskegon Heights

• Score: 61/100
• State rank: #574
• US rank: #18269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon Heights, MI
• County: Muskegon County · 107,917 people
• Metro: Muskegon, MI
• Population (ZIP): 26,372
• Household income: $53,054
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 930.0

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 0.55)
• Race & ethnicity: White 59% Black 31% Two or more races 6% Hispanic / Latino 4% Native American 1%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -150.02%
• Current HPI: 209.2698
• Rent YoY: —
• 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

+4.0% since first listed

53 events — show timeline

• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Listed $77,900 REALCOMP
• 2026-04-03 Listed $77,900 SW Michigan MLS
• 2026-04-03 Listed $77,900 MiRealSource-MiMLS
• 2026-02-04 Listing Removed — MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2025-09-22 Listed $75,000 REALCOMP
• 2025-09-22 Listed $75,000 MiRealSource-MiMLS
• 2024-06-04 Sold (Public Records) $65,000 Public Records
• 2024-05-31 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2024-05-31 Sold (MLS) $65,000 SW Michigan MLS
• 2024-05-31 Sold (MLS) $65,000 REALCOMP
• 2024-05-14 Pending — REALCOMP
• 2024-05-14 Pending — MiRealSource-MiMLS
• 2024-05-14 Pending — SW Michigan MLS
• 2024-04-25 Listed $54,900 MiRealSource-MiMLS
• 2024-04-25 Listed $54,900 SW Michigan MLS
• 2024-04-25 Listed $54,900 REALCOMP
• 2023-01-20 Sold (MLS) $40,000 SW Michigan MLS
• 2023-01-20 Sold (MLS) $40,000 REALCOMP
• 2023-01-16 Pending — REALCOMP
• 2023-01-16 Pending — MiRealSource-MiMLS
• 2023-01-16 Pending — SW Michigan MLS
• 2023-01-06 Price Changed $49,999 MiRealSource-MiMLS
• 2023-01-05 Price Changed $49,999 REALCOMP
• 2023-01-05 Price Changed $49,999 SW Michigan MLS
• 2022-11-12 Price Changed $55,000 MiRealSource-MiMLS
• 2022-11-12 Price Changed $55,000 REALCOMP
• 2022-11-12 Price Changed $55,000 SW Michigan MLS
• 2022-11-04 Relisted — REALCOMP
• 2022-11-04 Relisted — MiRealSource-MiMLS
• 2022-11-04 Relisted — SW Michigan MLS
• 2022-10-26 Pending — MiRealSource-MiMLS
• 2022-10-26 Pending — REALCOMP
• 2022-10-26 Pending — SW Michigan MLS
• 2022-10-13 Relisted — MiRealSource-MiMLS
• 2022-10-13 Relisted — REALCOMP
• 2022-10-13 Relisted — SW Michigan MLS
• 2022-09-13 Pending — REALCOMP
• 2022-09-13 Pending — SW Michigan MLS
• 2022-09-13 Listing Removed — MiRealSource-MiMLS
• 2022-09-12 Price Changed $59,900 REALCOMP
• 2022-09-12 Price Changed $59,900 SW Michigan MLS
• 2022-08-26 Relisted — SW Michigan MLS
• 2022-08-26 Relisted — REALCOMP
• 2022-08-21 Pending — REALCOMP
• 2022-08-21 Pending — SW Michigan MLS
• 2022-08-03 Price Changed $69,900 REALCOMP
• 2022-08-03 Price Changed $69,900 SW Michigan MLS
• 2022-07-28 Listed $59,900 MiRealSource-MiMLS
• 2022-07-28 Listed $74,900 SW Michigan MLS
• 2022-07-28 Listed $74,900 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $1,288 · +29.5% YoY. Source: county tax records.