760 E Wedgewood Dr · North Muskegon, MI 49445

$319,000

4 bd · 2.0 ba · 1,952 sqft · SingleFamily public records · 24 Days on market

Built 1974 1.00 ac lot Est $334k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +8.9/30.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

Key facts

• Separate dining room
• Spacious kitchen
• Fenced-in yard

Tags

• FENCED-IN YARD
• EXPANSIVE DECK
• SPACIOUS KITCHEN
• SEPARATE DINING ROOM
• FAMILY ROOM WITH FIREPLACE
• 2-STALL ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (28.1% below list).
• Recommended offer: $230k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in North Muskegon — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#129 in MI, #3,195 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Central Elementary School (math 42% / reading 42%, grade F, #547 of 1,397 statewide, top 41%, 411 students, 51% FRL); Reethspuffer Middle School (math 29% / reading 54%, grade F, #192 of 493 statewide, top 39%, 542 students, 55% FRL); Reethspuffer High School (math 25% / reading 54%, grade F, #304 of 713 statewide, top 46%, 1,177 students, 53% FRL).
• Market conditions: 144 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 31y 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 $76k; list at $319k implies a 321% gain — meaningful room to come down on a strong offer.

Recommended offer $229,500 (28.1% 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 1974 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.72% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $333,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 E Wedgewood Dr	0.00mi	4/2.0	1,952 (0%)	0mo	$319,000	$163	100
1015 Lancelot Dr	0.32mi	4/2.5	1,927 (-1%)	6mo	$330,000	$171	76
1149 Greenbriar Dr	0.46mi	4/2.5	1,868 (-4%)	1mo	$375,000	$201	69
780 Horton Rd	0.32mi	4/2.0	2,127 (+9%)	8mo	$355,000	$167	64
690 W Wedgewood Dr	0.13mi	3/1.5 (-1)	2,166 (+11%)	8mo	$339,000	$157	62
950 Cheboygan Dr	0.59mi	4/2.0	1,830 (-6%)	2mo	$310,000	$169	61
665 Horton Rd	0.39mi	3/2.0 (-1)	2,136 (+9%)	6mo	$257,000	$120	56
1616 Westwind Ct	0.57mi	5/3.0 (+1)	1,924 (-1%)	7mo	$330,000	$172	56
1045 Greenbriar Dr	0.33mi	3/2.5 (-1)	1,714 (-12%)	8mo	$300,000	$175	51
1630 Mills Ave	0.72mi	3/2.0 (-1)	2,227 (+14%)	1mo	$307,500	$138	37
1290 Sherwood Dr	0.65mi	3/1.0 (-1)	1,710 (-12%)	4mo	$293,000	$171	37
1024 Bear Lake Rd	0.70mi	3/2.0 (-1)	1,701 (-13%)	8mo	$419,900	$247	34

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $157,286
• Equity at exit: $287,380

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $475,985
• Equity at exit: $619,747

Cash invested: $89,320 (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: 144
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$265 /mo · $3,178/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-258

Break-even live

Break-even rent $2,621

Max offer price $273,506

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-167	+0% $-258	+5% $-348	+10% $-438
Rent	-10% $-439	-5% $-348	+0% $-258	+5% $-167	+10% $-76
Rate	-1.0pp $-97	-0.5pp $-176	base $-258	+0.5pp $-340	+1.0pp $-424

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 Oakmere Pl Muskegon, MI	4.0	1.5	1794	$2,295	$1.28	45d	1	1.13mi

Listing history 27 events

1. 2026-04-27
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

2. 2026-04-27
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

3. 2026-04-27
   status Pending

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

4. 2026-04-15
   price $319,000 611-char remark

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

5. 2026-04-14
   price $319,000 611-char remark

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

6. 2026-04-14
   price $319,000

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

7. 2026-04-03
   listed $329,000 Active 611-char remark

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

8. 2026-04-03
   listed $329,000 Active 611-char remark

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

9. 2026-04-03
   listed $329,000 Active

   Show marketing remark (611 chars)

   Move in ready and full of charm! This 4 bedroom, 2 bath home in the desirable Reeths-Puffer School District offers plenty of space inside and out. Enjoy a large fenced-in yard and expansive deck, perfect for relaxing or entertaining. The inviting interior features a spacious kitchen with eating area, separate dining room, and family room with fireplace. A 2-stall attached garage adds convenience and storage. Just down the street from Bear Lake and close to schools, parks, and shopping, this well-maintained home is the perfect blend of comfort, location, and value. Don't miss your chance to make it yours!

10. 2023-01-24
    soldstatus $75,727
11. 2011-09-16
    soldstatus $81,000
12. 2011-09-16
    soldstatus $81,000
13. 2011-06-29
    listed $79,900
14. 2011-06-29
    listed $79,900
15. 2004-10-22
    soldstatus $139,900
16. 2004-10-22
    soldstatus $139,900
17. 2004-10-22
    soldstatus $13,990
18. 2004-06-02
    listed $144,900
19. 2004-06-02
    listed $144,900
20. 1997-08-21
    soldstatus $123,900
21. 1997-08-21
    soldstatus $123,900
22. 1997-07-01
    listed $124,900
23. 1997-07-01
    listed $124,900
24. 1996-04-01
    soldstatus $114,200
25. 1996-04-01
    soldstatus $114,200
26. 1995-10-12
    listed $109,900
27. 1995-10-12
    listed $109,900

ⓘ 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: $3,178 · $265/mo
• Projected year-2 tax: $4,045 · $337/mo
• Expected delta: +$868/yr (+$72/mo · 27.3%)

ⓘ 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 ≥93°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: $27,540
• − Mortgage interest: −$17,869
• − Property taxes: −$3,178
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$9,280
• Taxable loss: −$8,788
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $-981/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 — North Muskegon

• Score: 77/100
• State rank: #129
• US rank: #3195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+190.3% since first listed

27 events — show timeline

• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — SW Michigan MLS
• 2026-04-15 Price Changed $319,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $319,000 REALCOMP
• 2026-04-14 Price Changed $319,000 SW Michigan MLS
• 2026-04-03 Listed $329,000 SW Michigan MLS
• 2026-04-03 Listed $329,000 REALCOMP
• 2026-04-03 Listed $329,000 MiRealSource-MiMLS
• 2023-01-24 Sold (Public Records) $75,727 Public Records
• 2011-09-16 Sold (MLS) $81,000 REALCOMP
• 2011-09-16 Sold (MLS) $81,000 SW Michigan MLS
• 2011-06-29 Listed $79,900 REALCOMP
• 2011-06-29 Listed $79,900 SW Michigan MLS
• 2004-10-22 Sold (Public Records) $13,990 Public Records
• 2004-10-22 Sold (MLS) $139,900 REALCOMP
• 2004-10-22 Sold (MLS) $139,900 SW Michigan MLS
• 2004-06-02 Listed $144,900 REALCOMP
• 2004-06-02 Listed $144,900 SW Michigan MLS
• 1997-08-21 Sold (MLS) $123,900 REALCOMP
• 1997-08-21 Sold (MLS) $123,900 SW Michigan MLS
• 1997-07-01 Listed $124,900 REALCOMP
• 1997-07-01 Listed $124,900 SW Michigan MLS
• 1996-04-01 Sold (MLS) $114,200 REALCOMP
• 1996-04-01 Sold (MLS) $114,200 SW Michigan MLS
• 1995-10-12 Listed $109,900 REALCOMP
• 1995-10-12 Listed $109,900 SW Michigan MLS

Property tax history

+5.2%/yr

Latest (2025): $3,178 · +2.8% YoY. Source: county tax records.