1336 Cardinal Circle Dr · Muskegon, MI 49445

$315,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 1 Days on market

Built 1976 Est $282k · 12% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

This well-maintained three bedroom ranch is set in a quiet Subdivision. There is lots of storage both up & downstairs, and large closets in all three bedrooms. The lower level is unfinished except for an office with a closet and built-in cupboard and a nice-sized workshop. The mainfloor has a laundry and two full bathrooms. A large back deck overlooks the shaded yard. This home is wheelchair accessible throughout the main level with an access ramp in the garage. The living room wood burner can be used to heat the entire house. Priced to sell! Buyer to verify room sizes.

Key facts

• New furnace
• Ranch design
• Always dry basement

Tags

• RANCH DESIGN
• ALWAYS DRY BASEMENT
• NEW DOUBLE HUNG WINDOWS
• NEW FLOORING
• NEW APPLIANCES
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (37.3% below list).
• Recommended offer: $198k (37.3% below list) — sets the bar for 1% rule.

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 $34k of equity ($2k loan paydown + $32k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $71k; list at $315k implies a 344% gain — meaningful room to come down on a strong offer.

Recommended offer $197,500 (37.3% 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 1976 — 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: 0.63% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $281,536
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1999 N Roberts Rd	0.22mi	3/2.5	1,470 (+11%)	15mo	$250,000	$170	58
1291 Logan Rd	0.62mi	3/2.0	1,396 (+5%)	7mo	$295,900	$212	57
1250 Logan Rd	0.60mi	3/1.0	1,436 (+8%)	1mo	$214,000	$149	54
1523 Destiny Dr	0.56mi	3/2.5	1,364 (+3%)	18mo	$305,000	$224	52
1740 Brandel Dr	0.53mi	4/2.0 (+1)	1,232 (-7%)	9mo	$349,900	$284	51
948 Becker Rd	0.58mi	3/2.0	1,147 (-14%)	3mo	$210,000	$183	48
2190 Riegler Rd	0.55mi	3/2.0	1,196 (-10%)	14mo	$260,000	$217	46
2198 Riegler Rd	0.53mi	3/2.0	1,196 (-10%)	17mo	$250,000	$209	44

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $139,653
• Equity at exit: $283,777

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $436,228
• Equity at exit: $611,976

Cash invested: $88,200 (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: 13.3×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-500

Break-even live

Break-even rent $2,608

Max offer price $226,624

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: $78,750
• Closing costs: $9,450
• 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	21d	1	0.29mi

Listing history 8 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $315,000 Active
3. 2014-02-25
   soldstatus $71,000
4. 2005-08-25
   soldstatus $115,000 580-char remark

   Show marketing remark (582 chars)

   This well-maintained three bedroom ranch is set in a quiet Subdivision. There is lots of storage both up & downstairs, and large closets in all three bedrooms. The lower level is unfinished except for an office with a closet and built-in cupboard and a nice-sized workshop. The mainfloor has a laundry and two full bathrooms. A large back deck overlooks the shaded yard. This home is wheelchair accessible throughout the main level with an access ramp in the garage. The living room wood burner can be used to heat the entire house. Priced to sell! Buyer to verify room sizes.

5. 2005-08-25
   soldstatus $115,000 582-char remark

   Show marketing remark (582 chars)

   This well-maintained three bedroom ranch is set in a quiet Subdivision. There is lots of storage both up & downstairs, and large closets in all three bedrooms. The lower level is unfinished except for an office with a closet and built-in cupboard and a nice-sized workshop. The mainfloor has a laundry and two full bathrooms. A large back deck overlooks the shaded yard. This home is wheelchair accessible throughout the main level with an access ramp in the garage. The living room wood burner can be used to heat the entire house. Priced to sell! Buyer to verify room sizes.

6. 2005-08-25
   soldstatus $11,500

   Show marketing remark (582 chars)

   This well-maintained three bedroom ranch is set in a quiet Subdivision. There is lots of storage both up & downstairs, and large closets in all three bedrooms. The lower level is unfinished except for an office with a closet and built-in cupboard and a nice-sized workshop. The mainfloor has a laundry and two full bathrooms. A large back deck overlooks the shaded yard. This home is wheelchair accessible throughout the main level with an access ramp in the garage. The living room wood burner can be used to heat the entire house. Priced to sell! Buyer to verify room sizes.

7. 2005-06-15
   listed $119,900 580-char remark

   Show marketing remark (582 chars)

   This well-maintained three bedroom ranch is set in a quiet Subdivision. There is lots of storage both up & downstairs, and large closets in all three bedrooms. The lower level is unfinished except for an office with a closet and built-in cupboard and a nice-sized workshop. The mainfloor has a laundry and two full bathrooms. A large back deck overlooks the shaded yard. This home is wheelchair accessible throughout the main level with an access ramp in the garage. The living room wood burner can be used to heat the entire house. Priced to sell! Buyer to verify room sizes.

8. 2005-06-15
   listed $119,900 582-char remark

   Show marketing remark (582 chars)

   This well-maintained three bedroom ranch is set in a quiet Subdivision. There is lots of storage both up & downstairs, and large closets in all three bedrooms. The lower level is unfinished except for an office with a closet and built-in cupboard and a nice-sized workshop. The mainfloor has a laundry and two full bathrooms. A large back deck overlooks the shaded yard. This home is wheelchair accessible throughout the main level with an access ramp in the garage. The living room wood burner can be used to heat the entire house. Priced to sell! Buyer to verify room sizes.

ⓘ 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: $3,329 · $277/mo
• Projected year-2 tax: $4,090 · $341/mo
• Expected delta: +$761/yr (+$63/mo · 22.9%)

ⓘ 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: −$17,645
• − Property taxes: −$3,329
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$9,164
• Taxable loss: −$11,804
• Est. tax savings @ 24.0%: +$2,833
• After-tax cash flow: $-3,170/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

+162.7% since first listed

8 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $315,000 FSBO.com
• 2014-02-25 Sold (Public Records) $71,000 Public Records
• 2005-08-25 Sold (Public Records) $11,500 Public Records
• 2005-08-25 Sold (MLS) $115,000 REALCOMP
• 2005-08-25 Sold (MLS) $115,000 SW Michigan MLS
• 2005-06-15 Listed $119,900 REALCOMP
• 2005-06-15 Listed $119,900 SW Michigan MLS

Property tax history

+6.8%/yr

Latest (2025): $3,329 · +2.4% YoY. Source: county tax records.