1143 Amity Ave · Muskegon, MI 49442

$119,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 143 Days on market

Built 1940 6,392 sqft lot Est $139k · 14% under

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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 +23.1/30.0
• ARV discount +13.7/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• 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

Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

Key facts

• Updated electrical
• Fully fenced-in yard
• Remodeled kitchen

Tags

• FULLY FENCED-IN YARD
• FLEXIBLE MAIN-FLOOR LAYOUT
• NEW ROOF
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• REMODELED KITCHEN

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; High-speed internet
• Home design: Single family residence; Residential property; Built in 1940
• Construction: Aluminum siding; Shingle roof; Full foundation
• Exterior features: Paved road access; Sidewalk

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Six total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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; 11 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 30% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $120k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1940 — 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: 1.03% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1147 Mclaughlin Ave	0.38mi	2/1.0	902 (+4%)	1mo	$145,000	$161	74
846 E Isabella Ave	0.45mi	2/1.0	864 (0%)	6mo	$50,000	$58	74
1195 S Getty St	0.58mi	2/1.0	864 (0%)	3mo	$55,000	$64	71
1060 Green St	0.20mi	3/1.0 (+1)	948 (+10%)	0mo	$173,000	$182	69
1255 Langeland Ave	0.56mi	2/1.0	792 (-8%)	2mo	$109,900	$139	58
983 Ducey Ave	0.58mi	2/1.0	936 (+8%)	3mo	$194,000	$207	56
973 Ducey Ave	0.58mi	2/1.0	936 (+8%)	3mo	$199,900	$214	56
1071 Kampenga Ave	0.71mi	2/1.0	816 (-6%)	4mo	$140,000	$172	54
1100 Harvey St	0.64mi	2/1.0	960 (+11%)	3mo	$135,000	$141	49
1099 Francis Ave	0.52mi	3/1.5 (+1)	970 (+12%)	1mo	$199,900	$206	48
653.5 Orchard Ave	0.62mi	3/1.0 (+1)	988 (+14%)	2mo	$132,400	$134	41
1540 James Ave	0.74mi	3/1.0 (+1)	980 (+13%)	2mo	$156,000	$159	37

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $806
• Equity at exit: $17,877

10-year hold

• IRR: 14.5%
• Equity multiple: 2.43×
• Total profit: $47,978
• Equity at exit: $10,367

Cash invested: $33,572 (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 49442

• Rents YoY: 8.2%
• Active inventory: 289
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $216

Break-even live

Break-even rent $961

Max offer price $119,900

Occupancy floor 78%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.57mi
1000 Marquette Ave Muskegon, MI	1.0–3.0	1.0–1.5	870	$1,070	$1.23	21d	1	0.68mi
860 Marquette Ave Unit 15 Muskegon, MI	2.0	1.0	1080	$1,325	$1.23	44d	1	0.72mi
860 Marquette Ave Unit 16 Muskegon, MI	2.0	1.0	1080	$1,250	$1.16	21d	1	0.72mi
751 Leonard Ave Muskegon, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.82mi
410 Glen Oaks Dr Muskegon, MI	1.0–2.0	1.0	638	$1,204	$1.89	21d	55	0.91mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	21d	1	1.01mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	21d	1	1.02mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	21d	1	1.18mi
221 Donald St Muskegon, MI	2.0	1.0	768	$1,600	$2.08	21d	1	1.18mi
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	21d	1	1.33mi

Listing history 18 events

1. 2026-06-03
   status $119,900 Pending 143 DOM
2. 2026-06-02
   days on market $119,900 Active 143 DOM
3. 2026-06-01
   days on market $119,900 Active 142 DOM
4. 2026-05-31
   days on market $119,900 Active 141 DOM
5. 2026-05-30
   days on market $119,900 Active 140 DOM
6. 2026-04-30
   price $119,900 507-char remark

   Show marketing remark (507 chars)

   Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

7. 2026-04-30
   price $119,900 507-char remark

   Show marketing remark (507 chars)

   Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

8. 2026-04-30
   price $119,900

   Show marketing remark (507 chars)

   Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

9. 2026-01-10
   listed $129,900 Active 507-char remark

   Show marketing remark (507 chars)

   Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

10. 2026-01-09
    listed $129,900 Active 507-char remark

    Show marketing remark (507 chars)

    Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

11. 2026-01-09
    listed $129,900 Active

    Show marketing remark (507 chars)

    Affordable living close to Muskegon's Downtown and shopping venues with easy access to the highway. This home features 2 bedrooms, 1 bathroom, a full basement, and a fully fenced-in yard. The flexible main-floor layout includes a front living room, formal dining room, as well as a versatile room off the dining space, ideal for use as an office or guest bedroom. Updates include a new roof in 2025, updated electrical, plumbing, bathroom, and newly remodeled kitchen. This home full of charm and character!

12. 2019-06-14
    soldstatus $22,500
13. 2019-06-14
    soldstatus $22,500 Sold
14. 2019-06-13
    status Pending
15. 2019-06-06
    price $25,000
16. 2019-05-29
    listed $25,000
17. 2019-05-29
    listed $29,900 Active
18. 2019-05-29
    listed $25,000

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,407 · $117/mo
• Expected delta: +$440/yr (+$37/mo · 45.4%)

ⓘ 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 2/10 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,810
• − Mortgage interest: −$6,716
• − Property taxes: −$967
• − Insurance: −$600
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,488
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,427/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

+379.6% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $119,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $119,900 REALCOMP
• 2026-04-30 Price Changed $119,900 SW Michigan MLS
• 2026-01-10 Listed $129,900 REALCOMP
• 2026-01-09 Listed $129,900 SW Michigan MLS
• 2026-01-09 Listed $129,900 MiRealSource-MiMLS
• 2019-06-14 Sold (MLS) $22,500 SW Michigan MLS
• 2019-06-14 Sold (MLS) $22,500 REALCOMP
• 2019-06-13 Pending — SW Michigan MLS
• 2019-06-06 Price Changed $25,000 SW Michigan MLS
• 2019-05-29 Listed $25,000 MiRealSource-MiMLS
• 2019-05-29 Listed $29,900 SW Michigan MLS
• 2019-05-29 Listed $25,000 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $967 · -7.3% YoY. Source: county tax records.