1976 Leahy St · Muskegon, MI 49442

$116,900

2 bd · 1.0 ba · 1,405 sqft · SingleFamily public records · 166 Days on market

Built 1935 6,229 sqft lot Est $135k · 13% under

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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 +27.8/30.0
• ARV discount +13.5/15.0
• DSCR +9.8/10.0
• 1% rule +7.1/10.0
• Rent growth +4.6/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growing

Key facts

• Vinyl siding
• 3-season porch
• 6,229 sq ft lot

Tags

• VINYL SIDING
• UPDATED REPLACEMENT WINDOWS
• PARTIAL FINISHED BASEMENT
• 3-SEASON PORCH
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.6% in Muskegon — 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 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.
• Muskegon Public Schools Of The City Of (urban): math 4% / reading 12% proficiency, ranked #534 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 289 active listings in the ZIP; 14 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).
• This rent runs 35% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $808 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $117k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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: 1.21% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $134,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Reynolds St	0.21mi	3/1.0 (+1)	1,430 (+2%)	6mo	$161,000	$113	77
1968 Leahy St	0.01mi	3/1.0 (+1)	1,292 (-8%)	7mo	$140,000	$108	76
1953 Jiroch St	0.10mi	2/1.0	1,565 (+11%)	3mo	$57,000	$36	74
1676 Pine St	0.43mi	3/1.0 (+1)	1,451 (+3%)	3mo	$29,000	$20	67
1532 Leahy St	0.56mi	3/1.0 (+1)	1,376 (-2%)	3mo	$118,850	$86	63
1759 Jefferson St	0.45mi	3/1.0 (+1)	1,464 (+4%)	7mo	$140,000	$96	62
2320 Manz St	0.60mi	3/1.5 (+1)	1,412 (+0%)	3mo	$154,760	$110	61
1974 Wood St	0.32mi	2/1.5	1,248 (-11%)	6mo	$52,000	$42	59
2200 Peck St	0.35mi	3/1.0 (+1)	1,556 (+11%)	4mo	$160,000	$103	58
1704 7th St	0.70mi	3/1.0 (+1)	1,360 (-3%)	6mo	$165,000	$121	52
1848 Commerce St	0.47mi	2/1.5	1,600 (+14%)	10mo	$136,000	$85	45
2416 Maffett St	0.60mi	2/1.0	1,204 (-14%)	8mo	$87,500	$73	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.34×
• Total profit: $11,268
• Equity at exit: $17,430

10-year hold

• IRR: 21.3%
• Equity multiple: 3.23×
• Total profit: $73,079
• Equity at exit: $10,107

Cash invested: $32,732 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$613
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $357

Break-even live

Break-even rent $962

Max offer price $116,900

Occupancy floor 70%

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	21d	1	0.52mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	21d	1	0.67mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	21d	1	1.01mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	21d	1	1.03mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	21d	1	1.04mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	21d	1	1.14mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	21d	1	1.24mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	21d	1	1.26mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.35mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.36mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	21d	1	1.40mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	21d	1	1.40mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	1.45mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	21d	1	1.45mi

Listing history 17 events

1. 2026-03-23
   status Pending 998-char remark

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

2. 2026-03-23
   status Pending 1392-char remark

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

3. 2026-03-23
   status Pending

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

4. 2026-01-16
   price $116,900 998-char remark

   Show marketing remark (998 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growing

5. 2026-01-15
   price $116,900 1392-char remark

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

6. 2026-01-15
   price $116,900

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

7. 2025-11-05
   price $122,500 998-char remark

   Show marketing remark (998 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growing

8. 2025-11-04
   price $122,500 1392-char remark

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

9. 2025-11-04
   price $122,500

   Show marketing remark (1392 chars)

   Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

10. 2025-10-07
    listed $130,000 Active 998-char remark

    Show marketing remark (1392 chars)

    Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

11. 2025-10-07
    listed $130,000 Active 1392-char remark

    Show marketing remark (1392 chars)

    Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

12. 2025-10-07
    listed $130,000 Active

    Show marketing remark (1392 chars)

    Welcome to 1976 Leahy Street, a charming 3-bedroom, 2-bathroom home offering 1,569 square feet of comfortable living space in Muskegon, Michigan. This well-maintained residence features attractive vinyl siding and numerous updated replacement windows that fill the home with natural light while providing excellent energy efficiency. Inside, you'll discover a thoughtfully designed layout that maximizes space and functionality, while the partial finished basement offers additional living area perfect for a family room, home office, or recreational space. One of the home's standout features is the lovely 3-season porch, an ideal spot to enjoy your morning coffee or unwind after a long day while taking in the changing seasons. The location couldn't be more convenient, with easy access to shopping, schools, highway connections, and a variety of local amenities that make daily life a breeze. This home is priced to sell and represents an exceptional opportunity for first-time buyers, growinghouseholds, or anyone seeking a move-in ready property in a desirable Muskegon neighborhood. Don't let this opportunity pass you by book your showing today and discover all that 1976 Leahy Street has to offer! This home qualifies for several down payment assistance programs. Qualified buyers may be able to purchase with as little as $0 DOWN! Buyer and buyer's agent to verify all information.

13. 2004-10-04
    soldstatus $75,000
14. 2004-10-04
    soldstatus $75,000
15. 2004-10-04
    soldstatus $75,000
16. 2004-09-10
    listed $79,900
17. 2004-09-10
    listed $79,900

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,489 · $124/mo
• Expected delta: +$311/yr (+$26/mo · 26.5%)

ⓘ 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: $16,967
• − Mortgage interest: −$6,548
• − Property taxes: −$1,177
• − Insurance: −$584
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,401
• Taxable income: $2,542
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,676/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: Muskegon Public Schools Of The City Of
• NCES district ID: 2624840
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 12% ▼ -9.00%
• Median HH income: $27,622
• Composite: 5.8/100
• National rank: #10017
• State rank: #534 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

• Census place: Muskegon, MI
• County: Muskegon County · 107,917 people
• City population: 44,766
• Metro: Muskegon, MI
• Population (ZIP): 44,766
• Household income: $48,563
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 1598.0

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 0.56)
• Race & ethnicity: White 63% Black 22% Two or more races 10% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -174.87%
• Current HPI: 287.0558
• Rent YoY: ▲ 8.21%
• 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

+46.3% since first listed

17 events — show timeline

• 2026-03-23 Pending — MiRealSource-MiMLS
• 2026-03-23 Pending — REALCOMP
• 2026-03-23 Pending — SW Michigan MLS
• 2026-01-16 Price Changed $116,900 MiRealSource-MiMLS
• 2026-01-15 Price Changed $116,900 REALCOMP
• 2026-01-15 Price Changed $116,900 SW Michigan MLS
• 2025-11-05 Price Changed $122,500 MiRealSource-MiMLS
• 2025-11-04 Price Changed $122,500 REALCOMP
• 2025-11-04 Price Changed $122,500 SW Michigan MLS
• 2025-10-07 Listed $130,000 SW Michigan MLS
• 2025-10-07 Listed $130,000 REALCOMP
• 2025-10-07 Listed $130,000 MiRealSource-MiMLS
• 2004-10-04 Sold (Public Records) $75,000 Public Records
• 2004-10-04 Sold (MLS) $75,000 REALCOMP
• 2004-10-04 Sold (MLS) $75,000 SW Michigan MLS
• 2004-09-10 Listed $79,900 REALCOMP
• 2004-09-10 Listed $79,900 SW Michigan MLS

Property tax history

+2.1%/yr

Latest (2025): $1,177 · +2.4% YoY. Source: county tax records.