897 Turner Ave · Muskegon, MI 49442

$59,500

3 bd · 1.0 ba · 976 sqft · SingleFamily public records · 125 Days on market

Built 1800 4,617 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
• 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

* * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

Key facts

• Functional layout
• Cosmetic updates
• Mechanical updates

Tags

• FUNCTIONAL LAYOUT
• COSMETIC UPDATES
• MECHANICAL UPDATES
• EXTERIOR IMPROVEMENTS

Property features AI

Exterior

• Utilities: Public water; Electricity available
• Home design: Single family residence; Residential property
• Construction: Wood siding; Built in 1800
• Exterior features: 0.11-acre lot

Interior

• Kitchen: Kitchen (12 x 10)
• Bedrooms: Primary bedroom (12 x 11); Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling
• Interior features: 5 total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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; 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).
• This rent runs 33% 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 $411 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 + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y ago; this cycle's ask has dropped $25k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $60k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1800 — 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: 2.23% ✓
• Cap rate: 19.02%
• Cash-on-cash: 45.44%
• DSCR: 3.02
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $123,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
961 Aurora Ave	0.12mi	3/1.0	1,040 (+7%)	5mo	$183,500	$176	79
1476 Kingsley St	0.39mi	3/1.0	995 (+2%)	3mo	$95,000	$95	76
1099 Francis Ave	0.63mi	3/1.5	970 (-1%)	1mo	$199,900	$206	67
1735 Superior St	0.27mi	2/1.0 (-1)	887 (-9%)	2mo	$79,000	$89	66
842 E Dale Ave	0.20mi	2/1.0 (-1)	1,092 (+12%)	4mo	$105,000	$96	63
1061 E Forest Ave	0.30mi	3/1.0	1,118 (+14%)	2mo	$126,000	$113	60
1872 Burton Rd	0.58mi	3/1.0	1,050 (+8%)	3mo	$154,900	$148	58
1636 Wood St	0.63mi	3/1.0	912 (-7%)	2mo	$131,500	$144	57
1808 Mcilwraith St	0.48mi	3/1.0	1,100 (+13%)	2mo	$143,500	$130	54
1062 Langeland Ave	0.59mi	2/1.0 (-1)	1,108 (+14%)	3mo	$141,000	$127	43
1195 S Getty St	0.75mi	2/1.0 (-1)	864 (-12%)	3mo	$55,000	$64	39
1687 Smith St	0.71mi	2/1.0 (-1)	840 (-14%)	1mo	$105,900	$126	38

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: 48.2%
• Equity multiple: 3.26×
• Total profit: $37,585
• Equity at exit: $8,872

10-year hold

• IRR: 55.9%
• Equity multiple: 7.99×
• Total profit: $116,523
• Equity at exit: $5,144

Cash invested: $16,660 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$312
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $631

Break-even live

Break-even rent $530

Max offer price $59,500

Occupancy floor 48%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	21d	1	0.84mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	0.99mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	1.20mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.28mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	1.36mi

Listing history 50 events

1. 2026-06-19
   days on market $59,500 Active 125 DOM
2. 2026-06-18
   days on market $59,500 Active 124 DOM
3. 2026-06-17
   days on market $59,500 Active 123 DOM
4. 2026-06-16
   days on market $59,500 Active 122 DOM
5. 2026-06-15
   days on market $59,500 Active 121 DOM
6. 2026-06-14
   days on market $59,500 Active 119 DOM
7. 2026-06-13
   days on market $59,500 Active 118 DOM
8. 2026-06-10
   days on market $59,500 Active 116 DOM
9. 2026-06-09
   days on market $59,500 Active 115 DOM
10. 2026-06-08
    days on market $59,500 Active 114 DOM
11. 2026-06-07
    days on market $59,500 Active 113 DOM
12. 2026-06-05
    pricedays on market $59,500 Active 110 DOM
13. 2026-06-03
    days on market $64,500 Active 109 DOM
14. 2026-06-02
    days on market $64,500 Active 108 DOM
15. 2026-06-01
    days on market $64,500 Active 107 DOM
16. 2026-05-31
    days on market $64,500 Active 106 DOM
17. 2026-05-30
    days on market $64,500 Active 105 DOM
18. 2026-04-29
    price $64,500 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

19. 2026-04-28
    price $64,500 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

20. 2026-04-28
    price $64,500

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

21. 2026-04-07
    price $69,000 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

22. 2026-04-06
    price $69,000 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

23. 2026-04-06
    price $69,000

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

24. 2026-03-28
    price $74,500 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

25. 2026-03-27
    price $74,500 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

26. 2026-03-27
    price $74,500

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

27. 2026-02-14
    listed $84,700 Active 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

28. 2026-02-14
    listed $84,700 Active 504-char remark

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

29. 2026-02-14
    listed $84,700 Active

    Show marketing remark (504 chars)

    * * Value-Add-Appreciator * * investor special with strong fix-and-flip and BRRRR upside. Distressed property positioned for rehab, renovation, and forced appreciation, ideal for fix & flip investors, buy-and-hold landlords, and portfolio builders seeking a value-add acquisition. Functional layout supports efficient cosmetic and mechanical updates including flooring, paint, kitchen, bath, and exterior improvements to maximize ARV. Located in an area with active investor renovation activity.

30. 2014-09-18
    historical
31. 2014-09-15
    historical
32. 2012-01-24
    soldstatus $8,500
33. 2012-01-24
    soldstatus $8,500
34. 2011-11-05
    listed $9,100
35. 2011-11-05
    listed $9,100
36. 2011-08-01
    historical
37. 2011-08-01
    historical
38. 2011-03-01
    listed $27,900
39. 2011-03-01
    listed $27,900
40. 2011-03-01
    historical
41. 2010-09-01
    listed $29,900
42. 2010-09-01
    listed $29,900
43. 2003-01-06
    soldstatus $38,000
44. 2003-01-03
    soldstatus $38,000
45. 2003-01-03
    soldstatus $38,000
46. 2002-11-25
    listed $31,900
47. 2002-11-25
    listed $31,900
48. 2000-11-22
    historical
49. 2000-08-22
    listed $34,900
50. 2000-08-22
    listed $34,900

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $982 · $82/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,942
• − Mortgage interest: −$3,333
• − Property taxes: −$982
• − Insurance: −$298
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$1,731
• Taxable income: $7,048
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $5,879/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

+84.8% since first listed

33 events — show timeline

• 2026-04-29 Price Changed $64,500 MiRealSource-MiMLS
• 2026-04-28 Price Changed $64,500 REALCOMP
• 2026-04-28 Price Changed $64,500 SW Michigan MLS
• 2026-04-07 Price Changed $69,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $69,000 REALCOMP
• 2026-04-06 Price Changed $69,000 SW Michigan MLS
• 2026-03-28 Price Changed $74,500 MiRealSource-MiMLS
• 2026-03-27 Price Changed $74,500 REALCOMP
• 2026-03-27 Price Changed $74,500 SW Michigan MLS
• 2026-02-14 Listed $84,700 REALCOMP
• 2026-02-14 Listed $84,700 SW Michigan MLS
• 2026-02-14 Listed $84,700 MiRealSource-MiMLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2012-01-24 Sold (MLS) $8,500 REALCOMP
• 2012-01-24 Sold (MLS) $8,500 SW Michigan MLS
• 2011-11-05 Listed $9,100 REALCOMP
• 2011-11-05 Listed $9,100 SW Michigan MLS
• 2011-08-01 Listing Removed — REALCOMP
• 2011-08-01 Listing Removed — SW Michigan MLS
• 2011-03-01 Listing Removed — REALCOMP
• 2011-03-01 Listed $27,900 REALCOMP
• 2011-03-01 Listed $27,900 SW Michigan MLS
• 2010-09-01 Listed $29,900 REALCOMP
• 2010-09-01 Listed $29,900 SW Michigan MLS
• 2003-01-06 Sold (Public Records) $38,000 Public Records
• 2003-01-03 Sold (MLS) $38,000 REALCOMP
• 2003-01-03 Sold (MLS) $38,000 SW Michigan MLS
• 2002-11-25 Listed $31,900 REALCOMP
• 2002-11-25 Listed $31,900 SW Michigan MLS
• 2000-11-22 Listing Removed — REALCOMP
• 2000-08-22 Listed $34,900 REALCOMP
• 2000-08-22 Listed $34,900 SW Michigan MLS

Property tax history

+1.8%/yr

Latest (2025): $982 · -35.9% YoY. Source: county tax records.