1560 6th St · Muskegon, MI 49441

$99,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 78 Days on market

Built 1937 3,746 sqft lot Est $130k · 23% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

Key facts

• New furnace
• Remodeled bathroom
• New water heater

Tags

• REMODELED BATHROOM
• LARGE 3 SEASON PORCH
• NEW WATER HEATER
• NEW FURNACE
• NEW ROOF
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Single-family residence; Residential property; Built in 1937; Composition roof
• Construction: Wood siding construction
• Exterior features: Corner lot with sidewalk

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Storm windows and window screens; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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.
• Zoned schools: Muskegon Middle School (math 4% / reading 13%, grade F, #480 of 493 statewide, top 97%, 755 students, 87% FRL); Muskegon High School (math 8% / reading 27%, grade F, #632 of 713 statewide, top 89%, 1,039 students, 84% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising fast (+18.1%/yr); 271 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.39% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $130,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1560 6th St	0.00mi	2/1.0	1,040 (0%)	0mo	$89,000	$86	100
329 W Forest Ave	0.11mi	2/1.0	1,008 (-3%)	1mo	$131,000	$130	88
1346 5th St	0.27mi	3/1.0 (+1)	1,078 (+4%)	2mo	$75,000	$70	74
1656 Park St	0.22mi	3/1.0 (+1)	912 (-12%)	0mo	$114,000	$125	64
1561 Beidler St	0.55mi	2/1.0	975 (-6%)	0mo	$55,000	$56	64
1499 Park St	0.23mi	3/1.0 (+1)	1,186 (+14%)	1mo	$150,048	$127	61
1969 Hoyt St	0.75mi	3/1.0 (+1)	1,040 (0%)	0mo	$92,500	$89	60
2128 8th St	0.74mi	2/1.0	988 (-5%)	2mo	$32,123	$33	56
1699 Sanford St	0.29mi	3/2.0 (+1)	1,176 (+13%)	1mo	$159,000	$135	55
2017 7th St	0.62mi	3/2.0 (+1)	1,092 (+5%)	0mo	$126,400	$116	53
1221 Sanford St	0.48mi	3/2.0 (+1)	950 (-9%)	2mo	$199,900	$210	52
1471 Leahy St	0.49mi	3/1.0 (+1)	1,161 (+12%)	1mo	$166,500	$143	52

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: 11.3%
• Equity multiple: 1.47×
• Total profit: $13,275
• Equity at exit: $14,895

10-year hold

• IRR: 24.2%
• Equity multiple: 3.63×
• Total profit: $73,527
• Equity at exit: $8,638

Cash invested: $27,972 (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 49441

• Rents YoY: 18.1%
• Active inventory: 271
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$524
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $347

Break-even live

Break-even rent $945

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $403	-5% $375	+0% $347	+5% $319	+10% $290
Rent	-10% $238	-5% $292	+0% $347	+5% $402	+10% $456
Rate	-1.0pp $397	-0.5pp $372	base $347	+0.5pp $321	+1.0pp $295

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	22d	1	0.29mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	22d	1	0.29mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	0.40mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	22d	1	0.52mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	22d	1	0.55mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	22d	1	0.61mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	22d	1	0.65mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	22d	1	0.80mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	22d	1	0.81mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	22d	1	0.83mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	22d	1	0.91mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	22d	1	1.01mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	1.05mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	22d	1	1.08mi
2073 Dowd St Muskegon, MI	3.0	2.5	1228	$1,750	$1.43	22d	1	1.10mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	1.13mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	22d	1	1.13mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	22d	1	1.34mi

Listing history 28 events

1. 2026-05-01
   status Pending 332-char remark

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

2. 2026-05-01
   status Pending 332-char remark

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

3. 2026-05-01
   status Pending

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

4. 2026-04-24
   price $99,900 332-char remark

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

5. 2026-04-23
   price $99,900 332-char remark

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

6. 2026-04-23
   price $99,900

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

7. 2026-04-10
   price $109,900 332-char remark

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

8. 2026-04-10
   price $109,900 332-char remark

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

9. 2026-04-10
   price $109,900

   Show marketing remark (332 chars)

   2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

10. 2026-03-07
    price $119,900 332-char remark

    Show marketing remark (332 chars)

    2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

11. 2026-03-07
    price $119,900 332-char remark

    Show marketing remark (332 chars)

    2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

12. 2026-03-07
    price $119,900

    Show marketing remark (332 chars)

    2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

13. 2026-02-12
    listed $129,900 Active 332-char remark

    Show marketing remark (332 chars)

    2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

14. 2026-02-12
    listed $129,900 Active 332-char remark

    Show marketing remark (332 chars)

    2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

15. 2026-02-12
    listed $129,900 Active

    Show marketing remark (332 chars)

    2 Bedroom 1 Bath home with remodeled bathroom and large 3 season porch. Freshly painted throughout and updated lighting. New water heater in 2019. New furnace in 2021. New roof in 2022. Full unfinished basement with laundry hookups and utility tub. Seller is a licensed Realtor. All information provided to be verified by the Buyer.

16. 2022-05-18
    soldstatus $680,000
17. 2018-10-30
    soldstatus $19,000
18. 2018-10-30
    soldstatus $19,000 Sold
19. 2018-09-19
    status Pending
20. 2018-08-14
    listed $24,900
21. 2018-08-14
    listed $24,900 Active
22. 2018-08-14
    listed $24,900
23. 2014-09-15
    historical
24. 2007-01-09
    soldstatus $24,500
25. 1999-02-12
    soldstatus $30,000
26. 1997-07-06
    historical
27. 1997-01-07
    listed $39,900
28. 1997-01-07
    listed $39,900

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,610
• − Mortgage interest: −$5,596
• − Property taxes: −$2,174
• − Insurance: −$500
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,906
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,496/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): 36,779
• Household income: $67,427
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 938.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

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: ▼ -448.86%
• Current HPI: 263.8317
• Rent YoY: ▲ 18.11%
• 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

+150.4% since first listed

28 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2026-04-24 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $99,900 REALCOMP
• 2026-04-23 Price Changed $99,900 SW Michigan MLS
• 2026-04-10 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $109,900 REALCOMP
• 2026-04-10 Price Changed $109,900 SW Michigan MLS
• 2026-03-07 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-07 Price Changed $119,900 REALCOMP
• 2026-03-07 Price Changed $119,900 SW Michigan MLS
• 2026-02-12 Listed $129,900 SW Michigan MLS
• 2026-02-12 Listed $129,900 MiRealSource-MiMLS
• 2026-02-12 Listed $129,900 REALCOMP
• 2022-05-18 Sold (Public Records) $680,000 Public Records
• 2018-10-30 Sold (MLS) $19,000 SW Michigan MLS
• 2018-10-30 Sold (MLS) $19,000 REALCOMP
• 2018-09-19 Pending — SW Michigan MLS
• 2018-08-14 Listed $24,900 MiRealSource-MiMLS
• 2018-08-14 Listed $24,900 SW Michigan MLS
• 2018-08-14 Listed $24,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2007-01-09 Sold (Public Records) $24,500 Public Records
• 1999-02-12 Sold (Public Records) $30,000 Public Records
• 1997-07-06 Listing Removed — REALCOMP
• 1997-01-07 Listed $39,900 REALCOMP
• 1997-01-07 Listed $39,900 SW Michigan MLS

Property tax history

+7.5%/yr

Latest (2025): $2,174 · +2.2% YoY. Source: county tax records.