3208 9th St · Muskegon Heights, MI 49444

$144,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 72 Days on market

Built 1950 5,837 sqft lot Est $112k · 29% over ↓ 6% since listing

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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 +14.4/30.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.2/10.0
• 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

Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

Key facts

• Spacious yard
• Natural light
• 5,837 sq ft lot

Tags

• SPACIOUS YARD
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Home design: Single family residence; Other architectural style
• Construction: Built in 1950; Brick and wood siding exterior
• Exterior features: Public water service; 0.13-acre lot

Interior

• Kitchen: Separate kitchen (10 x 6)
• Bedrooms: Primary bedroom (12 x 14); Second bedroom (11 x 12)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $30 ($357/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 $118k (17.9% below list).
• Recommended offer: $118k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $996 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,163 (17.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $111,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 Temple St	0.23mi	3/1.0	1,006 (-3%)	4mo	$118,000	$117	81
375 W Maplewood Ave	0.20mi	3/1.0	984 (-5%)	2mo	$105,894	$108	81
3354 Highland St	0.22mi	3/1.0	1,068 (+3%)	6mo	$129,900	$122	80
111 Rotterdam Ave	0.32mi	3/1.0	1,140 (+10%)	2mo	$22,000	$19	67
3225 Maffett St	0.47mi	4/2.0 (+1)	1,064 (+3%)	1mo	$164,697	$155	64
3301 7th St	0.15mi	2/1.0 (-1)	880 (-15%)	2mo	$82,000	$93	61
2913 Lemuel St	0.41mi	3/1.0	1,173 (+13%)	2mo	$65,000	$55	57
3116 Temple St	0.20mi	2/1.0 (-1)	880 (-15%)	6mo	$110,000	$125	56
2917 Jefferson St	0.41mi	3/1.0	898 (-13%)	6mo	$73,000	$81	53
3012 6th St	0.27mi	2/1.0 (-1)	884 (-15%)	7mo	$69,000	$78	52
2933 Baker St	0.60mi	2/1.0 (-1)	900 (-13%)	1mo	$111,000	$123	44
15 E Lincoln Ave	0.48mi	2/1.0 (-1)	888 (-14%)	6mo	$69,000	$78	44

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-21,476
• Equity at exit: $21,471

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-16,415
• Equity at exit: $12,450

Cash invested: $40,320 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$755
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $30

Break-even live

Break-even rent $1,144

Max offer price $144,000

Occupancy floor 92%

Sensitivity live

Price	-10% $111	-5% $71	+0% $30	+5% $-11	+10% $-52
Rent	-10% $-64	-5% $-17	+0% $30	+5% $76	+10% $123
Rate	-1.0pp $102	-0.5pp $66	base $30	+0.5pp $-8	+1.0pp $-45

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	23d	1	0.23mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	0.32mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	45d	1	0.39mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	45d	1	0.64mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	23d	1	0.73mi

Listing history 25 events

1. 2026-06-22
   statusdays on market $144,000 Pending 72 DOM
2. 2026-06-19
   days on market $144,000 Active 71 DOM
3. 2026-06-18
   days on market $144,000 Active 70 DOM
4. 2026-06-17
   days on market $144,000 Active 69 DOM
5. 2026-06-16
   days on market $144,000 Active 68 DOM
6. 2026-06-15
   days on market $144,000 Active 67 DOM
7. 2026-06-14
   days on market $144,000 Active 65 DOM
8. 2026-06-13
   days on market $144,000 Active 64 DOM
9. 2026-06-10
   days on market $144,000 Active 62 DOM
10. 2026-06-09
    days on market $144,000 Active 61 DOM
11. 2026-06-08
    days on market $144,000 Active 60 DOM
12. 2026-06-07
    days on market $144,000 Active 59 DOM
13. 2026-06-02
    days on market $144,000 Active 54 DOM
14. 2026-06-01
    days on market $144,000 Active 53 DOM
15. 2026-05-31
    days on market $144,000 Active 52 DOM
16. 2026-05-30
    days on market $144,000 Active 51 DOM
17. 2026-05-16
    price $144,000 437-char remark

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

18. 2026-05-15
    price $144,000 437-char remark

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

19. 2026-05-15
    price $144,000

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

20. 2026-04-28
    price $149,000 437-char remark

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

21. 2026-04-28
    price $149,000 437-char remark

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

22. 2026-04-28
    price $149,000

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

23. 2026-04-09
    listed $154,000 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

24. 2026-04-09
    listed $154,000 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

25. 2026-04-09
    listed $154,000 Active

    Show marketing remark (437 chars)

    Welcome to 3208 9th Street--a charming 3-bedroom, 1.5-bath home with plenty of potential. The main living spaces feel open and comfortable, perfect for everyday living or entertaining. All three bedrooms offer good size and natural light. The half bath is a convenient bonus, and the full bath is centrally located for easy access. Outside, enjoy a spacious yard with room for gardening, play, or relaxing. Call today to schedule a tour.

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$577/yr (+$48/mo · 54.3%)

ⓘ 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: $14,180
• − Mortgage interest: −$8,066
• − Property taxes: −$1,063
• − Insurance: −$720
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$4,189
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $868/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

-6.5% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $144,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $144,000 REALCOMP
• 2026-05-15 Price Changed $144,000 SW Michigan MLS
• 2026-04-28 Price Changed $149,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $149,000 REALCOMP
• 2026-04-28 Price Changed $149,000 SW Michigan MLS
• 2026-04-09 Listed $154,000 REALCOMP
• 2026-04-09 Listed $154,000 SW Michigan MLS
• 2026-04-09 Listed $154,000 MiRealSource-MiMLS

Property tax history

+1.4%/yr

Latest (2025): $1,063 · +2.8% YoY. Source: county tax records.