1315 Linden St · Muskegon, MI 49445

$224,900

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 16 Days on market

Built 1966 0.29 ac lot $197/sqft · at area comps Est $233k · at est. ↓ 6% since listing

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

Key facts

• Large backyard
• Convenient snack bar
• Full basement

Tags

• SPACIOUS NEARLY 0.3-ACRE LOT
• AMPLE CABINET SPACE
• CONVENIENT SNACK BAR
• FULL BASEMENT
• COZY FIREPLACE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Ranch-style single family residence; Built in 1966
• Construction: Stone and wood siding exterior
• Exterior features: Paved road access; Lot approximately 0.29 acres

Interior

• Kitchen: Open, functional kitchen with ample cabinet space
• Bedrooms: Primary bedroom (11 x 12); Bedroom 2 (10 x 11); Bedroom 3 (9 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Fireplace; Spacious living area with natural light; Functional layout with ample cabinet space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (12.2% below list).
• Recommended offer: $198k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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 $24k of equity ($2k loan paydown + $22k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $197,500 (12.2% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $233,271
• List price: $224,900
• Delta: -3.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1279 Poulson Rd	0.07mi	3/1.0	1,162 (+2%)	12mo	$250,000	$215	82
1345 Poulson Rd	0.07mi	2/1.0 (-1)	1,008 (-12%)	3mo	$245,000	$243	68
1489 Joslyn Rd	0.29mi	3/1.5	1,056 (-8%)	9mo	$224,755	$213	66
1093 E Giles Rd	0.70mi	2/1.0 (-1)	1,068 (-7%)	1mo	$250,000	$234	49
1559 N Getty St	0.43mi	3/1.0	984 (-14%)	19mo	$200,500	$204	39

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $127,044
• Equity at exit: $202,608

10-year hold

• IRR: 22.3%
• Equity multiple: 6.88×
• Total profit: $370,511
• Equity at exit: $436,931

Cash invested: $62,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $72

Break-even live

Break-even rent $1,884

Max offer price $224,900

Occupancy floor 91%

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: $56,225
• Closing costs: $6,747
• 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	20d	1	1.14mi

Listing history 6 events

1. 2026-05-14
   price $224,900 614-char remark

   Show marketing remark (614 chars)

   3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

2. 2026-05-14
   price $224,900 614-char remark

   Show marketing remark (614 chars)

   3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

3. 2026-05-14
   price $224,900

   Show marketing remark (614 chars)

   3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

4. 2026-05-07
   listed $239,900 Active 614-char remark

   Show marketing remark (614 chars)

   3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

5. 2026-05-07
   listed $239,900 Active 614-char remark

   Show marketing remark (614 chars)

   3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

6. 2026-05-07
   listed $239,900 Active

   Show marketing remark (614 chars)

   3-bedroom, 1-bath ranch in Reeths-Puffer School District! Situated on a spacious nearly 0.3-acre lot, this home offers over 1,100 sq ft of main-level living with a functional layout and great natural light throughout. The kitchen features ample cabinet space and a convenient snack bar opening into the main living area. Downstairs, the full basement provides additional living space potential with a cozy fireplace and plenty of storage. Outside, enjoy a large backyard with mature trees--perfect for relaxing or entertaining. Attached 2-stall garage. A solid home with great bones, ready for your personal touch!

ⓘ 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: $2,585 · $215/mo
• Projected year-2 tax: $3,024 · $252/mo
• Expected delta: +$439/yr (+$37/mo · 17.0%)

ⓘ 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 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: −$12,598
• − Property taxes: −$2,585
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$6,543
• Taxable loss: −$2,942
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,567/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

-6.3% since first listed

9 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — SW Michigan MLS
• 2026-05-14 Price Changed $224,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $224,900 REALCOMP
• 2026-05-14 Price Changed $224,900 SW Michigan MLS
• 2026-05-07 Listed $239,900 SW Michigan MLS
• 2026-05-07 Listed $239,900 REALCOMP
• 2026-05-07 Listed $239,900 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $2,585 · +0.7% YoY. Source: county tax records.