2913 Howden St · Muskegon Heights, MI 49444

$109,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 67 Days on market

Built 1930 5,009 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW CABINETRY
• NEW FLOORING
• FRESH PAINT
• UPDATED BATHROOM
• MAJOR MECHANICAL IMPROVEMENTS

Property features AI

Exterior

• Utilities: Cable connected; High-speed internet available
• Home design: Traditional single-family home; 1-level living (single family residence)
• Construction: Built in 1930; Vinyl siding; Composition roof
• Exterior features: Public water; Lot about 0.12 acres

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

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: 237 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $760 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 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $57k; list at $110k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $72,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Baker St	0.25mi	2/1.0 (-1)	900 (-3%)	1mo	$111,000	$123	78
3044 Morton Ave	0.15mi	2/1.0 (-1)	984 (+6%)	3mo	$95,000	$97	75
2618 Hoyt St	0.39mi	3/1.0	878 (-5%)	1mo	$74,900	$85	72
2833 Hoyt St	0.13mi	2/1.0 (-1)	848 (-8%)	4mo	$90,000	$106	72
2906 Reynolds St	0.04mi	2/1.0 (-1)	800 (-13%)	4mo	$50,000	$63	68
2917 Jefferson St	0.50mi	3/1.0	898 (-3%)	6mo	$73,000	$81	66
3017 Merriam St	0.30mi	2/1.0 (-1)	864 (-6%)	5mo	$49,900	$58	66
15 E Lincoln Ave	0.39mi	2/1.0 (-1)	888 (-4%)	6mo	$69,000	$78	65
2818 Riordan St	0.13mi	2/1.0 (-1)	792 (-14%)	4mo	$33,500	$42	62
32 Crescent Ave	0.38mi	2/1.0 (-1)	836 (-10%)	6mo	$45,000	$54	56
3300 Jefferson St	0.60mi	2/1.0 (-1)	810 (-12%)	0mo	$60,000	$74	46
2425 Wood St	0.62mi	2/1.5 (-1)	1,035 (+12%)	3mo	$10,100	$10	42

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-7,389
• Equity at exit: $16,386

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,033
• Equity at exit: $9,502

Cash invested: $30,772 (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: 237
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$576
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $163

Break-even live

Break-even rent $962

Max offer price $109,900

Occupancy floor 81%

Sensitivity live

Price	-10% $226	-5% $194	+0% $163	+5% $132	+10% $101
Rent	-10% $71	-5% $117	+0% $163	+5% $209	+10% $256
Rate	-1.0pp $219	-0.5pp $191	base $163	+0.5pp $135	+1.0pp $106

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	0.19mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	0.97mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	0.99mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.06mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,319	$1.20	21d	1	1.17mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	1.30mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	44d	1	1.43mi

Listing history 40 events

1. 2026-06-19
   days on market $109,900 Active 67 DOM
2. 2026-06-18
   days on market $109,900 Active 66 DOM
3. 2026-06-17
   days on market $109,900 Active 65 DOM
4. 2026-06-16
   days on market $109,900 Active 64 DOM
5. 2026-06-15
   days on market $109,900 Active 63 DOM
6. 2026-06-14
   days on market $109,900 Active 61 DOM
7. 2026-06-13
   days on market $109,900 Active 60 DOM
8. 2026-06-10
   days on market $109,900 Active 58 DOM
9. 2026-06-09
   days on market $109,900 Active 57 DOM
10. 2026-06-08
    days on market $109,900 Active 56 DOM
11. 2026-06-07
    days on market $109,900 Active 55 DOM
12. 2026-06-02
    pricedays on market $109,900 Active 50 DOM
13. 2026-06-01
    days on market $114,900 Active 49 DOM
14. 2026-05-31
    days on market $114,900 Active 48 DOM
15. 2026-05-30
    days on market $114,900 Active 47 DOM
16. 2026-05-09
    price $114,900 534-char remark

    Show marketing remark (534 chars)

    Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

17. 2026-05-08
    price $114,900 534-char remark

    Show marketing remark (534 chars)

    Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

18. 2026-05-08
    price $114,900

    Show marketing remark (534 chars)

    Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

19. 2026-04-13
    listed $119,900 Active 534-char remark

    Show marketing remark (534 chars)

    Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

20. 2026-04-13
    listed $119,900 Active 534-char remark

    Show marketing remark (534 chars)

    Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

21. 2026-04-13
    listed $119,900 Active

    Show marketing remark (534 chars)

    Completely renovated and move-in ready! This beautifully updated 3-bedroom, 1-bath home offers modern finishes while maintaining its classic charm. Featuring a bright and inviting layout, the home includes a spacious living area and an updated kitchen with new cabinetry, countertops, and fixtures. Recent renovations include new flooring throughout, fresh paint, updated bathroom, and major mechanical improvements. Enjoy peace of mind with updated systems and low-maintenance vinyl siding. Conveniently located near local amenities.

22. 2025-12-22
    historical $1,095
23. 2025-11-28
    listed $1,095
24. 2022-09-20
    soldstatus $57,000
25. 2022-09-16
    soldstatus $57,000 Sold
26. 2022-09-16
    soldstatus $57,000 Sold
27. 2022-09-16
    soldstatus $57,000 Closed
28. 2022-09-02
    status Pending
29. 2022-08-31
    status Pending
30. 2022-08-31
    status Pending
31. 2022-08-30
    historical
32. 2022-08-25
    price $64,900
33. 2022-08-25
    price $64,900
34. 2022-08-09
    price $69,900
35. 2022-08-09
    price $69,900
36. 2022-08-02
    price $74,900
37. 2022-08-01
    price $74,900
38. 2022-07-23
    listed $79,900 Active
39. 2022-07-23
    listed $79,900 Active
40. 2022-07-23
    listed $64,900

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$17/yr (+$1/mo · 1.0%)

ⓘ 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 · 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: $14,030
• − Mortgage interest: −$6,156
• − Property taxes: −$1,658
• − Insurance: −$550
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,197
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,906/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

+43.8% since first listed

25 events — show timeline

• 2026-05-09 Price Changed $114,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $114,900 REALCOMP
• 2026-05-08 Price Changed $114,900 SW Michigan MLS
• 2026-04-13 Listed $119,900 REALCOMP
• 2026-04-13 Listed $119,900 SW Michigan MLS
• 2026-04-13 Listed $119,900 MiRealSource-MiMLS
• 2025-12-22 Rental Removed $1,095 SHOWMOJO
• 2025-11-28 Listed for Rent $1,095 SHOWMOJO
• 2022-09-20 Sold (Public Records) $57,000 Public Records
• 2022-09-16 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2022-09-16 Sold (MLS) $57,000 SW Michigan MLS
• 2022-09-16 Sold (MLS) $57,000 REALCOMP
• 2022-09-02 Pending — SW Michigan MLS
• 2022-08-31 Pending — SW Michigan MLS
• 2022-08-31 Pending — REALCOMP
• 2022-08-30 Listing Removed — MiRealSource-MiMLS
• 2022-08-25 Price Changed $64,900 REALCOMP
• 2022-08-25 Price Changed $64,900 SW Michigan MLS
• 2022-08-09 Price Changed $69,900 REALCOMP
• 2022-08-09 Price Changed $69,900 SW Michigan MLS
• 2022-08-02 Price Changed $74,900 REALCOMP
• 2022-08-01 Price Changed $74,900 SW Michigan MLS
• 2022-07-23 Listed $64,900 MiRealSource-MiMLS
• 2022-07-23 Listed $79,900 SW Michigan MLS
• 2022-07-23 Listed $79,900 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $1,658 · +2.8% YoY. Source: county tax records.