1418 Saskatoon Ave · Norton Shores, MI 49444

$39,500

3 bd · 2.0 ba · 1,008 sqft · SingleFamily · 172 Days on market

Built 2007

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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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop by and check out this 3 bedroom 2 full bath home in Norton Shores Estates! When you enter in the west door you immediately step into the living room with open kitchen and dining area. Off the kitchen is laundry with front load washer & dryer plus some storage. Toward the back you will find the furnace off the hallway plus another bedroom with large closet and full bath. Off the other side of the living room is the 2 other bedrooms with the other full bath between them. Outside there is a newer shed perfect for storage (even tho the park mows the lawn & weed wack's) Home also has central air and a steel roof! Lot rent is just $529.36 a month which also includes trash plus base rate for water & sewer. Setup your showing today!

Key facts

• Laundry with storage
• Newer shed
• Steel roof

Tags

• OPEN KITCHEN
• LAUNDRY WITH STORAGE
• NEWER SHED
• CENTRAL AIR
• STEEL ROOF

Property features AI

Finance

• HOA & community: Association present

Exterior

• Utilities: Natural gas available and connected; Electricity available; Natural gas water heater
• Home design: Residential property; Other architectural style; Single-level (1,008 sq ft living area)
• Construction: Built in 2007; Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heating available
• Interior features: Total of 5 rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 3.0% in Norton Shores — 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 70/100 on livability (#310 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety 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: 237 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $273 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $28k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.23% ✓
• Cap rate: 28.62%
• Cash-on-cash: 79.72%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $170,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3104 Stratford St	0.16mi	3/1.0	1,089 (+8%)	2mo	$209,000	$192	74
2983 Worden St	0.22mi	3/1.0	1,120 (+11%)	5mo	$169,900	$152	63
3176 Klug St	0.39mi	2/1.0 (-1)	948 (-6%)	3mo	$205,000	$216	60
2657 Roberts St	0.67mi	3/2.0	955 (-5%)	2mo	$143,000	$150	58
2962 Stratford St	0.29mi	3/1.0	900 (-11%)	9mo	$165,000	$183	57
3049 Kooi St	0.33mi	2/1.0 (-1)	924 (-8%)	10mo	$158,900	$172	54
1200 E Broadway Ave	0.54mi	3/1.0	936 (-7%)	10mo	$129,000	$138	51
2847 Mc Dermott St	0.45mi	2/1.0 (-1)	874 (-13%)	3mo	$148,000	$169	45
2965 Valley St	0.67mi	2/1.0 (-1)	1,047 (+4%)	14mo	$114,000	$109	42
2865 Vandenberg Rd	0.58mi	2/1.0 (-1)	1,121 (+11%)	5mo	$184,000	$164	41
2754 Huizenga St	0.67mi	3/1.0	900 (-11%)	9mo	$115,000	$128	39
2928 Valley St	0.66mi	3/1.0	1,140 (+13%)	10mo	$199,900	$175	35

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: 79.9%
• Equity multiple: 4.65×
• Total profit: $40,417
• Equity at exit: $5,890

10-year hold

• IRR: 83.3%
• Equity multiple: 9.64×
• Total profit: $95,532
• Equity at exit: $3,415

Cash invested: $11,060 (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: 237
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $735

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 37%

Sensitivity live

Price	-10% $762	-5% $748	+0% $735	+5% $721	+10% $707
Rent	-10% $634	-5% $684	+0% $735	+5% $785	+10% $836
Rate	-1.0pp $755	-0.5pp $745	base $735	+0.5pp $725	+1.0pp $714

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	21d	1	0.35mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	1.50mi

Listing history 39 events

1. 2026-06-19
   days on market $39,500 Active 172 DOM
2. 2026-06-18
   days on market $39,500 Active 171 DOM
3. 2026-06-17
   days on market $39,500 Active 170 DOM
4. 2026-06-16
   days on market $39,500 Active 169 DOM
5. 2026-06-15
   days on market $39,500 Active 168 DOM
6. 2026-06-14
   days on market $39,500 Active 166 DOM
7. 2026-06-13
   days on market $39,500 Active 165 DOM
8. 2026-06-10
   days on market $39,500 Active 163 DOM
9. 2026-06-09
   days on market $39,500 Active 162 DOM
10. 2026-06-08
    days on market $39,500 Active 161 DOM
11. 2026-06-07
    days on market $39,500 Active 160 DOM
12. 2026-06-05
    days on market $39,500 Active 157 DOM
13. 2026-06-03
    days on market $39,500 Active 156 DOM
14. 2026-06-02
    days on market $39,500 Active 155 DOM
15. 2026-06-01
    days on market $39,500 Active 154 DOM
16. 2026-05-31
    days on market $39,500 Active 153 DOM
17. 2026-05-30
    days on market $39,500 Active 152 DOM
18. 2025-12-29
    listed $39,500 Active 757-char remark

    Show marketing remark (757 chars)

    Stop by and check out this 3 bedroom 2 full bath home in Norton Shores Estates! When you enter in the west door you immediately step into the living room with open kitchen and dining area. Off the kitchen is laundry with front load washer & dryer plus some storage. Toward the back you will find the furnace off the hallway plus another bedroom with large closet and full bath. Off the other side of the living room is the 2 other bedrooms with the other full bath between them. Outside there is a newer shed perfect for storage (even tho the park mows the lawn & weed wack's) Home also has central air and a steel roof! Lot rent is just $529.36 a month which also includes trash plus base rate for water & sewer. Setup your showing today!

19. 2025-12-29
    listed $39,500 Active

    Show marketing remark (757 chars)

    Stop by and check out this 3 bedroom 2 full bath home in Norton Shores Estates! When you enter in the west door you immediately step into the living room with open kitchen and dining area. Off the kitchen is laundry with front load washer & dryer plus some storage. Toward the back you will find the furnace off the hallway plus another bedroom with large closet and full bath. Off the other side of the living room is the 2 other bedrooms with the other full bath between them. Outside there is a newer shed perfect for storage (even tho the park mows the lawn & weed wack's) Home also has central air and a steel roof! Lot rent is just $529.36 a month which also includes trash plus base rate for water & sewer. Setup your showing today!

20. 2025-12-29
    listed $39,500 Active 757-char remark

    Show marketing remark (757 chars)

    Stop by and check out this 3 bedroom 2 full bath home in Norton Shores Estates! When you enter in the west door you immediately step into the living room with open kitchen and dining area. Off the kitchen is laundry with front load washer & dryer plus some storage. Toward the back you will find the furnace off the hallway plus another bedroom with large closet and full bath. Off the other side of the living room is the 2 other bedrooms with the other full bath between them. Outside there is a newer shed perfect for storage (even tho the park mows the lawn & weed wack's) Home also has central air and a steel roof! Lot rent is just $529.36 a month which also includes trash plus base rate for water & sewer. Setup your showing today!

21. 2025-12-06
    historical
22. 2025-11-20
    status Active
23. 2025-11-20
    status Active
24. 2025-11-10
    status Pending
25. 2025-11-10
    status Pending
26. 2025-11-10
    historical
27. 2025-10-18
    price $39,500
28. 2025-10-17
    price $39,500
29. 2025-10-17
    price $39,500
30. 2025-08-12
    listed $41,900 Active
31. 2025-08-12
    listed $41,900 Active
32. 2023-04-03
    soldstatus $28,000 Sold
33. 2023-04-03
    soldstatus $28,000 Sold
34. 2023-03-31
    status Pending
35. 2023-03-31
    status Pending
36. 2023-03-31
    status Pending
37. 2023-03-28
    listed $30,000 Active
38. 2023-03-28
    listed $30,000 Active
39. 2023-03-28
    listed $30,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,308
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$1,149
• Taxable income: $8,707
• Est. tax owed @ 24.0%: −$2,090
• After-tax cash flow: $6,728/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 — Norton Shores

• Score: 70/100
• State rank: #310
• US rank: #7620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton Shores, MI
• County: Muskegon County · 107,917 people
• City population: 26,372
• 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

+31.7% since first listed

22 events — show timeline

• 2025-12-29 Listed $39,500 REALCOMP
• 2025-12-29 Listed $39,500 MiRealSource-MiMLS
• 2025-12-29 Listed $39,500 SW Michigan MLS
• 2025-12-06 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Relisted — REALCOMP
• 2025-11-20 Relisted — MiRealSource-MiMLS
• 2025-11-10 Pending — MiRealSource-MiMLS
• 2025-11-10 Pending — REALCOMP
• 2025-11-10 Listing Removed — REALCOMP
• 2025-10-18 Price Changed $39,500 MiRealSource-MiMLS
• 2025-10-17 Price Changed $39,500 REALCOMP
• 2025-10-17 Price Changed $39,500 SW Michigan MLS
• 2025-08-12 Listed $41,900 REALCOMP
• 2025-08-12 Listed $41,900 MiRealSource-MiMLS
• 2023-04-03 Sold (MLS) $28,000 SW Michigan MLS
• 2023-04-03 Sold (MLS) $28,000 REALCOMP
• 2023-03-31 Pending — REALCOMP
• 2023-03-31 Pending — MiRealSource-MiMLS
• 2023-03-31 Pending — SW Michigan MLS
• 2023-03-28 Listed $30,000 SW Michigan MLS
• 2023-03-28 Listed $30,000 MiRealSource-MiMLS
• 2023-03-28 Listed $30,000 REALCOMP