3300 8th St · Muskegon Heights, MI 49444

$94,900

2 bd · 1.0 ba · 652 sqft · SingleFamily public records · 15 Days on market

Built 1945 9,017 sqft lot Est $70k · 36% over

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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).

• Cash flow +14.9/30.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bathroom home offers efficient living and is situated on a corner lot, complete with an additional lot that provides extra outdoor space and versatility. The property also includes a detached garage with one stall, adding convenience and storage options. Whether you're seeking your first home, looking to downsize, or expanding your investment portfolio, this property is ready for its next owner! Please contact Tabitha Johnson for all questions and submit offers through dotloop [email protected]. Be sure to include the parcel number for the extra lot 26-400-010-0001-00.

Key facts

• Additional lot
• Corner lot
• Detached garage

Tags

• CORNER LOT
• ADDITIONAL LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Natural gas available and connected; Electricity available
• Home design: Single-family residential; Residential property
• Construction: Built in 1945; Wood siding; Composition roof; 652 square feet living area
• Exterior features: Paved road access; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $27 ($328/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 $83k (12.6% below list).
• Recommended offer: $83k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 8.4% in Muskegon Heights — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#574 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Market conditions: 239 active listings in the ZIP; 3 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 $656 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,960 (12.6% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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: 0.87% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $69,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3364 7th St	0.17mi	1/1.0 (-1)	660 (+1%)	9mo	$39,900	$60	78
3212 5th St	0.21mi	2/1.0	624 (-4%)	14mo	$68,000	$109	72
3300 5th St	0.20mi	2/1.0	704 (+8%)	8mo	$59,500	$85	70
3140 Temple St	0.24mi	2/1.0	690 (+6%)	12mo	$90,000	$130	69
3229 Waalkes St	0.20mi	2/1.0	700 (+7%)	14mo	$75,000	$107	66
3133 Sanford St	0.34mi	2/1.0	724 (+11%)	2mo	$50,000	$69	64
3041 Park St	0.27mi	2/1.0	604 (-7%)	16mo	$65,000	$108	62
3229 Jefferson St	0.27mi	3/1.0 (+1)	732 (+12%)	2mo	$114,000	$156	60
3015 Lemuel St	0.43mi	2/1.0	592 (-9%)	7mo	$29,900	$51	59
3304 Jefferson St	0.29mi	3/1.0 (+1)	688 (+6%)	20mo	$59,900	$87	56
3304 Sanford St	0.34mi	2/1.0	717 (+10%)	16mo	$35,000	$49	54
3033 Morton Ave	0.73mi	2/1.0	688 (+6%)	7mo	$97,000	$141	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-13,643
• Equity at exit: $14,150

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-9,658
• Equity at exit: $8,205

Cash invested: $26,572 (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 49444

• Active inventory: 239
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $27

Break-even live

Break-even rent $795

Max offer price $94,900

Occupancy floor 92%

Sensitivity live

Price	-10% $81	-5% $54	+0% $27	+5% $0	+10% $-26
Rent	-10% $-38	-5% $-5	+0% $27	+5% $60	+10% $93
Rate	-1.0pp $75	-0.5pp $51	base $27	+0.5pp $3	+1.0pp $-22

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2901 Temple St Unit 2 Muskegon Heights, MI	1.0	1.0	400	$750	$1.88	23d	1	0.53mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	23d	1	0.94mi
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	23d	1	0.94mi

Listing history 27 events

1. 2026-06-07
   statusdays on market $94,900 Pending 15 DOM
2. 2026-06-02
   days on market $94,900 Active 11 DOM
3. 2026-06-01
   days on market $94,900 Active 10 DOM
4. 2026-05-31
   days on market $94,900 Active 9 DOM
5. 2026-05-30
   days on market $94,900 Active 8 DOM
6. 2026-05-22
   listed $99,900 Active 606-char remark

   Show marketing remark (606 chars)

   This charming 2-bedroom, 1-bathroom home offers efficient living and is situated on a corner lot, complete with an additional lot that provides extra outdoor space and versatility. The property also includes a detached garage with one stall, adding convenience and storage options. Whether you're seeking your first home, looking to downsize, or expanding your investment portfolio, this property is ready for its next owner! Please contact Tabitha Johnson for all questions and submit offers through dotloop [email protected]. Be sure to include the parcel number for the extra lot 26-400-010-0001-00.

7. 2026-05-22
   listed $99,900 Active 606-char remark

   Show marketing remark (606 chars)

   This charming 2-bedroom, 1-bathroom home offers efficient living and is situated on a corner lot, complete with an additional lot that provides extra outdoor space and versatility. The property also includes a detached garage with one stall, adding convenience and storage options. Whether you're seeking your first home, looking to downsize, or expanding your investment portfolio, this property is ready for its next owner! Please contact Tabitha Johnson for all questions and submit offers through dotloop [email protected]. Be sure to include the parcel number for the extra lot 26-400-010-0001-00.

8. 2026-05-22
   listed $99,900 Active

   Show marketing remark (606 chars)

   This charming 2-bedroom, 1-bathroom home offers efficient living and is situated on a corner lot, complete with an additional lot that provides extra outdoor space and versatility. The property also includes a detached garage with one stall, adding convenience and storage options. Whether you're seeking your first home, looking to downsize, or expanding your investment portfolio, this property is ready for its next owner! Please contact Tabitha Johnson for all questions and submit offers through dotloop [email protected]. Be sure to include the parcel number for the extra lot 26-400-010-0001-00.

9. 2024-08-14
   soldstatus $88,500
10. 2024-06-14
    soldstatus $88,500 Sold
11. 2024-06-14
    soldstatus $88,500 Sold
12. 2024-06-14
    soldstatus $88,500 Closed
13. 2024-05-16
    status Pending
14. 2024-05-16
    status Pending
15. 2024-05-16
    status Pending
16. 2024-05-09
    listed $89,900 Active
17. 2024-05-09
    listed $89,900 Active
18. 2024-05-09
    listed $89,900 Active
19. 2014-09-18
    historical
20. 2011-02-09
    soldstatus $3,000
21. 2011-02-09
    soldstatus $3,000
22. 2010-12-01
    listed $3,000
23. 2010-12-01
    listed $3,000
24. 2010-10-27
    historical
25. 2010-09-03
    listed $9,000
26. 2010-09-03
    listed $9,000
27. 1989-07-05
    soldstatus $21,900

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$186/yr (+$15/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 ≥93°F today · 14 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: $9,955
• − Mortgage interest: −$5,316
• − Property taxes: −$1,090
• − Insurance: −$474
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,761
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $635/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)

No district data.

Livability — Muskegon Heights

• Score: 61/100
• State rank: #574
• US rank: #18269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muskegon Heights, MI
• County: Muskegon County · 107,917 people
• Metro: Muskegon, MI
• Population (ZIP): 26,372
• Household income: $53,054
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 930.0

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 0.55)
• Race & ethnicity: White 59% Black 31% Two or more races 6% Hispanic / Latino 4% Native American 1%
• Common ancestry: Iranian 6% Romanian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -150.02%
• Current HPI: 209.2698
• Rent YoY: —
• 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

+356.2% since first listed

22 events — show timeline

• 2026-05-22 Listed $99,900 SW Michigan MLS
• 2026-05-22 Listed $99,900 REALCOMP
• 2026-05-22 Listed $99,900 MiRealSource-MiMLS
• 2024-08-14 Sold (Public Records) $88,500 Public Records
• 2024-06-14 Sold (MLS) $88,500 MiRealSource-MiMLS
• 2024-06-14 Sold (MLS) $88,500 SW Michigan MLS
• 2024-06-14 Sold (MLS) $88,500 REALCOMP
• 2024-05-16 Pending — REALCOMP
• 2024-05-16 Pending — MiRealSource-MiMLS
• 2024-05-16 Pending — SW Michigan MLS
• 2024-05-09 Listed $89,900 MiRealSource-MiMLS
• 2024-05-09 Listed $89,900 SW Michigan MLS
• 2024-05-09 Listed $89,900 REALCOMP
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2011-02-09 Sold (MLS) $3,000 REALCOMP
• 2011-02-09 Sold (MLS) $3,000 SW Michigan MLS
• 2010-12-01 Listed $3,000 REALCOMP
• 2010-12-01 Listed $3,000 SW Michigan MLS
• 2010-10-27 Listing Removed — REALCOMP
• 2010-09-03 Listed $9,000 REALCOMP
• 2010-09-03 Listed $9,000 SW Michigan MLS
• 1989-07-05 Sold (Public Records) $21,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,090 · +126.8% YoY. Source: county tax records.