2716 7th St · Muskegon Heights, MI 49444

$179,900

12 bd · 1.0 ba · 1,652 sqft · MultiFamily public records · 91 Days on market

Built 1915 9,583 sqft lot

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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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Looking for a smart way to own your home while generating income? This freshly painted triplex in Muskegon Heights offers the perfect opportunity to live in one unit and rent the other two to help pay the mortgage. Currently vacant and freshly refreshed, allowing you to move in and set your own rents. Come see this one today. Buyer and Buyer's Agent to verify all information.

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1915

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Natural gas connected; Sewer available
• Home design: Multi-family residential income property
• Construction: Wood siding construction
• Exterior features: Composition roof; Wood siding

Interior

• Bedrooms: Rear 1-bedroom unit
• Bathrooms: 1 bathroom (in 1-bedroom unit)
• Heating & cooling: Forced air heating; Natural gas heating; Wall furnace
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.5-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $526/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: 239 active listings in the ZIP; 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).
• At $3,447/mo this rent would consume 78% of the median local household income ($53k/yr) (locally 930% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.92% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.59%
• DSCR: 2.67
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 2.42×
• Total profit: $71,344
• Equity at exit: $26,824

10-year hold

• IRR: 40.5%
• Equity multiple: 4.80×
• Total profit: $191,507
• Equity at exit: $15,554

Cash invested: $50,372 (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: 239
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,447 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$127 /mo · $1,521/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $1,578

Break-even live

Break-even rent $1,450

Max offer price $179,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,680	-5% $1,629	+0% $1,578	+5% $1,527	+10% $1,476
Rent	-10% $1,306	-5% $1,442	+0% $1,578	+5% $1,714	+10% $1,850
Rate	-1.0pp $1,669	-0.5pp $1,624	base $1,578	+0.5pp $1,531	+1.0pp $1,484

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$3,447
Total (3 units)			$3,447

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $179,900 Active 91 DOM
2. 2026-06-18
   days on market $179,900 Active 90 DOM
3. 2026-06-17
   days on market $179,900 Active 89 DOM
4. 2026-06-16
   days on market $179,900 Active 88 DOM
5. 2026-06-15
   days on market $179,900 Active 87 DOM
6. 2026-06-14
   days on market $179,900 Active 85 DOM
7. 2026-06-13
   days on market $179,900 Active 84 DOM
8. 2026-06-10
   days on market $179,900 Active 82 DOM
9. 2026-06-09
   days on market $179,900 Active 81 DOM
10. 2026-06-08
    days on market $179,900 Active 80 DOM
11. 2026-06-07
    days on market $179,900 Active 79 DOM
12. 2026-06-02
    days on market $179,900 Active 74 DOM
13. 2026-06-01
    days on market $179,900 Active 73 DOM
14. 2026-05-31
    days on market $179,900 Active 72 DOM
15. 2026-05-30
    days on market $179,900 Active 71 DOM
16. 2026-03-20
    listed $179,900 Active

    Show marketing remark (378 chars)

    Looking for a smart way to own your home while generating income? This freshly painted triplex in Muskegon Heights offers the perfect opportunity to live in one unit and rent the other two to help pay the mortgage. Currently vacant and freshly refreshed, allowing you to move in and set your own rents. Come see this one today. Buyer and Buyer's Agent to verify all information.

17. 2026-03-20
    listed $179,900 Active 378-char remark

    Show marketing remark (378 chars)

    Looking for a smart way to own your home while generating income? This freshly painted triplex in Muskegon Heights offers the perfect opportunity to live in one unit and rent the other two to help pay the mortgage. Currently vacant and freshly refreshed, allowing you to move in and set your own rents. Come see this one today. Buyer and Buyer's Agent to verify all information.

18. 2025-09-19
    soldstatus $660,000
19. 2022-06-08
    soldstatus $80,000
20. 2020-12-14
    soldstatus $150,000

ⓘ 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: $1,521 · $127/mo
• Projected year-2 tax: $2,146 · $179/mo
• Expected delta: +$625/yr (+$52/mo · 41.1%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,364
• − Mortgage interest: −$10,077
• − Property taxes: −$1,521
• − Insurance: −$900
• − Repairs & maintenance: −$3,309
• − Management: −$3,309
• − Depreciation: −$5,233
• Taxable income: $17,015
• Est. tax owed @ 24.0%: −$4,084
• After-tax cash flow: $14,853/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

+19.9% since first listed

5 events — show timeline

• 2026-03-20 Listed $179,900 MiRealSource-MiMLS
• 2026-03-20 Listed $179,900 REALCOMP
• 2025-09-19 Sold (Public Records) $660,000 Public Records
• 2022-06-08 Sold (Public Records) $80,000 Public Records
• 2020-12-14 Sold (Public Records) $150,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,521 · +2.8% YoY. Source: county tax records.