2817 Mason Blvd · Muskegon Heights, MI 49444

$54,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 1 Days on market

Built 1948 5,009 sqft lot Est $55k · at est.

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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
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this move-in ready Muskegon Heights charmer. With a classic, comfortable floor plan, newer furnace and water heater, this well-maintained home offers easy, worry-free living whether you're settling in or adding a reliable rental to your portfolio. Bright, inviting spaces and a central location make it simple to feel at home from day one. Don't wait schedule a showing today.

Key facts

• 5,009 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Electricity available; Natural gas available and connected; Cable connected
• Home design: Ranch-style single family home; One story
• Construction: Built in 1948; Brick and vinyl siding exterior; Shingle roof; Full basement foundation
• Exterior features: Paved road access; Sidewalk

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas available and connected; Electricity available
• Interior features: Eat-in kitchen; 5 total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $55k).
• Cap rate 11.4% vs local median 8.4% in Muskegon Heights — 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 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 $380 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 + 3.0% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $54,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2817 Mason Blvd	0.00mi	2/1.0	624 (0%)	1mo	$54,900	$88	100
2827 Mason Blvd	0.02mi	2/1.0	652 (+4%)	18mo	$40,000	$61	76
3033 Morton Ave	0.24mi	2/1.0	688 (+10%)	7mo	$97,000	$141	66
3212 5th St	0.62mi	2/1.0	624 (0%)	14mo	$68,000	$109	60
2835 Mason Blvd	0.05mi	1/1.0 (-1)	684 (+10%)	22mo	$40,000	$58	58
2421 Manz St	0.59mi	2/1.0	680 (+9%)	11mo	$95,744	$141	48
3316 Sanford St	0.61mi	1/1.0 (-1)	640 (+3%)	22mo	$45,000	$70	44
438 Collins Ave	0.35mi	2/1.0	712 (+14%)	24mo	$85,000	$119	41
3300 5th St	0.67mi	2/1.0	704 (+13%)	8mo	$59,500	$85	40
2524 8th St	0.74mi	1/1.0 (-1)	576 (-8%)	10mo	$60,000	$104	40
3304 Sanford St	0.59mi	2/1.0	717 (+15%)	16mo	$35,000	$49	35
3304 Jefferson St	0.62mi	3/1.0 (+1)	688 (+10%)	20mo	$59,900	$87	32

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $6,146
• Equity at exit: $8,186

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $24,847
• Equity at exit: $4,747

Cash invested: $15,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $845 high
• Mortgage (P&I): −$288
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $235

Break-even live

Break-even rent $547

Max offer price $54,900

Occupancy floor 67%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.63mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.63mi
2901 Temple St Unit 2 Muskegon Heights, MI	1.0	1.0	400	$750	$1.88	21d	1	0.94mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	1.23mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	1.31mi

Listing history 43 events

1. 2026-05-01
   status Pending 392-char remark

   Show marketing remark (392 chars)

   Welcome home to this move-in ready Muskegon Heights charmer. With a classic, comfortable floor plan, newer furnace and water heater, this well-maintained home offers easy, worry-free living whether you're settling in or adding a reliable rental to your portfolio. Bright, inviting spaces and a central location make it simple to feel at home from day one. Don't wait schedule a showing today.

2. 2026-05-01
   status Pending 392-char remark

   Show marketing remark (392 chars)

   Welcome home to this move-in ready Muskegon Heights charmer. With a classic, comfortable floor plan, newer furnace and water heater, this well-maintained home offers easy, worry-free living whether you're settling in or adding a reliable rental to your portfolio. Bright, inviting spaces and a central location make it simple to feel at home from day one. Don't wait schedule a showing today.

3. 2026-04-30
   status Pending
4. 2026-04-29
   listed $54,900 Active 392-char remark

   Show marketing remark (392 chars)

   Welcome home to this move-in ready Muskegon Heights charmer. With a classic, comfortable floor plan, newer furnace and water heater, this well-maintained home offers easy, worry-free living whether you're settling in or adding a reliable rental to your portfolio. Bright, inviting spaces and a central location make it simple to feel at home from day one. Don't wait schedule a showing today.

5. 2026-04-29
   listed $54,900 Active 392-char remark

   Show marketing remark (392 chars)

   Welcome home to this move-in ready Muskegon Heights charmer. With a classic, comfortable floor plan, newer furnace and water heater, this well-maintained home offers easy, worry-free living whether you're settling in or adding a reliable rental to your portfolio. Bright, inviting spaces and a central location make it simple to feel at home from day one. Don't wait schedule a showing today.

6. 2026-04-29
   listed $54,900 Active

   Show marketing remark (392 chars)

   Welcome home to this move-in ready Muskegon Heights charmer. With a classic, comfortable floor plan, newer furnace and water heater, this well-maintained home offers easy, worry-free living whether you're settling in or adding a reliable rental to your portfolio. Bright, inviting spaces and a central location make it simple to feel at home from day one. Don't wait schedule a showing today.

7. 2024-03-11
   soldstatus $64,900 Sold
8. 2024-03-11
   soldstatus $64,900 Closed
9. 2024-03-11
   soldstatus $64,900 Sold
10. 2024-02-26
    status Pending
11. 2024-02-26
    status Pending
12. 2024-02-26
    status Pending
13. 2024-02-13
    status Active
14. 2024-02-13
    status Active
15. 2024-02-13
    status Active
16. 2024-02-08
    status Pending
17. 2024-02-08
    status Pending
18. 2024-02-08
    status Pending
19. 2024-01-10
    price $64,900
20. 2024-01-09
    price $64,900
21. 2024-01-09
    price $64,900
22. 2023-12-20
    listed $69,900 Active
23. 2023-12-20
    listed $69,900 Active
24. 2023-12-20
    listed $69,900 Active
25. 2022-11-01
    soldstatus $40,000 Sold
26. 2022-11-01
    soldstatus $40,000 Closed
27. 2022-11-01
    soldstatus $40,000 Sold
28. 2022-10-20
    status Pending
29. 2022-10-20
    status Pending
30. 2022-10-20
    status Pending
31. 2022-10-19
    status Active
32. 2022-10-18
    status Active
33. 2022-10-18
    status Active
34. 2022-09-02
    status Pending
35. 2022-07-02
    status Pending
36. 2022-07-02
    status Pending
37. 2022-07-01
    historical
38. 2022-06-23
    price $42,500
39. 2022-06-23
    price $42,500
40. 2022-05-13
    listed $44,900 Active
41. 2022-05-13
    listed $42,500
42. 2022-05-13
    listed $44,900 Active
43. 1995-12-01
    soldstatus $7,000

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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 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: $10,138
• − Mortgage interest: −$3,075
• − Property taxes: −$1,454
• − Insurance: −$274
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$1,597
• Taxable income: $2,115
• Est. tax owed @ 24.0%: −$508
• After-tax cash flow: $2,318/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

+684.3% since first listed

43 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-04-29 Listed $54,900 REALCOMP
• 2026-04-29 Listed $54,900 SW Michigan MLS
• 2026-04-29 Listed $54,900 MiRealSource-MiMLS
• 2024-03-11 Sold (MLS) $64,900 SW Michigan MLS
• 2024-03-11 Sold (MLS) $64,900 MiRealSource-MiMLS
• 2024-03-11 Sold (MLS) $64,900 REALCOMP
• 2024-02-26 Pending — REALCOMP
• 2024-02-26 Pending — MiRealSource-MiMLS
• 2024-02-26 Pending — SW Michigan MLS
• 2024-02-13 Relisted — MiRealSource-MiMLS
• 2024-02-13 Relisted — REALCOMP
• 2024-02-13 Relisted — SW Michigan MLS
• 2024-02-08 Pending — MiRealSource-MiMLS
• 2024-02-08 Pending — REALCOMP
• 2024-02-08 Pending — SW Michigan MLS
• 2024-01-10 Price Changed $64,900 MiRealSource-MiMLS
• 2024-01-09 Price Changed $64,900 REALCOMP
• 2024-01-09 Price Changed $64,900 SW Michigan MLS
• 2023-12-20 Listed $69,900 SW Michigan MLS
• 2023-12-20 Listed $69,900 MiRealSource-MiMLS
• 2023-12-20 Listed $69,900 REALCOMP
• 2022-11-01 Sold (MLS) $40,000 SW Michigan MLS
• 2022-11-01 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2022-11-01 Sold (MLS) $40,000 REALCOMP
• 2022-10-20 Pending — MiRealSource-MiMLS
• 2022-10-20 Pending — REALCOMP
• 2022-10-20 Pending — SW Michigan MLS
• 2022-10-19 Relisted — REALCOMP
• 2022-10-18 Relisted — MiRealSource-MiMLS
• 2022-10-18 Relisted — SW Michigan MLS
• 2022-09-02 Pending — SW Michigan MLS
• 2022-07-02 Pending — SW Michigan MLS
• 2022-07-02 Pending — REALCOMP
• 2022-07-01 Listing Removed — MiRealSource-MiMLS
• 2022-06-23 Price Changed $42,500 REALCOMP
• 2022-06-23 Price Changed $42,500 SW Michigan MLS
• 2022-05-13 Listed $44,900 SW Michigan MLS
• 2022-05-13 Listed $42,500 MiRealSource-MiMLS
• 2022-05-13 Listed $44,900 REALCOMP
• 1995-12-01 Sold (Public Records) $7,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,454 · +72.4% YoY. Source: county tax records.