3127 Woodcliffe Dr · Muskegon Heights, MI 49444

$159,900

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 13 Days on market

Built 1957 7,187 sqft lot Est $142k · 13% over

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Why this score? — see what drove the F 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 +13.2/30.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

Key facts

• New furnace
• Irrigation well
• Bar area

Tags

• BREAKFAST BAR
• FENCED-IN BACKYARD
• IRRIGATION WELL
• PARTIALLY FINISHED BASEMENT
• NEW FURNACE
• BAR AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (22.1% below list).
• Recommended offer: $124k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,483 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $141,918
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3024 Woodcliffe Dr	0.11mi	3/2.0	1,362 (+5%)	6mo	$148,400	$109	78
2943 Austin St	0.30mi	4/1.5 (+1)	1,284 (-1%)	4mo	$219,900	$171	74
2918 Mason Blvd	0.53mi	3/1.5	1,344 (+3%)	0mo	$159,900	$119	68
138 Harrison Blvd	0.50mi	3/1.0	1,300 (-0%)	17mo	$90,900	$70	63
403 Collins Ave	0.40mi	3/1.0	1,164 (-11%)	6mo	$50,000	$43	58
2871 Bailey St	0.65mi	2/1.0 (-1)	1,254 (-4%)	3mo	$205,500	$164	56
3013 Morton Ave	0.65mi	3/1.0	1,334 (+2%)	14mo	$85,000	$64	54
2928 Valley St	0.39mi	3/1.0	1,140 (-12%)	10mo	$199,900	$175	53
238 Harrison Blvd	0.41mi	2/1.0 (-1)	1,132 (-13%)	3mo	$84,460	$75	52
2951 Madison St	0.39mi	3/2.0	1,183 (-9%)	20mo	$207,500	$175	46
1268 Trenton Dr	0.71mi	3/2.0	1,280 (-2%)	21mo	$52,000	$41	43
225 E Lincoln Ave	0.61mi	3/1.0	1,108 (-15%)	11mo	$97,500	$88	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-26,217
• Equity at exit: $23,842

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-23,373
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-4

Break-even live

Break-even rent $1,250

Max offer price $159,198

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $41	+0% $-4	+5% $-49	+10% $-94
Rent	-10% $-102	-5% $-53	+0% $-4	+5% $45	+10% $94
Rate	-1.0pp $77	-0.5pp $37	base $-4	+0.5pp $-45	+1.0pp $-88

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: $39,975
• Closing costs: $4,797
• 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	22d	1	0.58mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	22d	1	0.59mi

Listing history 6 events

1. 2026-04-07
   status Pending 725-char remark

   Show marketing remark (725 chars)

   An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

2. 2026-04-07
   status Pending 725-char remark

   Show marketing remark (725 chars)

   An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

3. 2026-04-07
   status Pending

   Show marketing remark (725 chars)

   An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

4. 2026-03-24
   listed $159,900 Active 725-char remark

   Show marketing remark (725 chars)

   An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

5. 2026-03-24
   listed $159,900 Active 725-char remark

   Show marketing remark (725 chars)

   An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

6. 2026-03-24
   listed $159,900 Active

   Show marketing remark (725 chars)

   An inviting 3-bedroom home in the Woodcliffe neighborhood. The kitchen opens to a breakfast bar and seating. The home features a spacious living room and a large family room suitable for relaxation and dining, overlooking a patio, a fenced-in backyard, and an irrigation well. The 3 bedrooms have additional storage above the closets. The family room has a wall-mounted gas furnace. The unfinished basement has flooring and painted walls, a new furnace, a bar area, recreation space, laundry area, space for tools and storage, and plumbing in place for a second bathroom. There is a room in the basement suitable for a rec room or a possible fourth bedroom. Exterior siding and a 2-car garage add convenience and easy upkeep.

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,725 · $144/mo
• Expected delta: +$738/yr (+$61/mo · 74.8%)

ⓘ 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,938
• − Mortgage interest: −$8,957
• − Property taxes: −$987
• − Insurance: −$800
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,652
• Taxable loss: −$2,847
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $636/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

+0.0% since first listed

6 events — show timeline

• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — SW Michigan MLS
• 2026-03-24 Listed $159,900 REALCOMP
• 2026-03-24 Listed $159,900 SW Michigan MLS
• 2026-03-24 Listed $159,900 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $987 · +2.7% YoY. Source: county tax records.