3213 Mona St · Muskegon Heights, MI 49444

$139,900

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 50 Days on market

Built 1947 5,837 sqft lot Est $121k · 15% 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 +12.8/30.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

Key facts

• Generous lot
• Outdoor space
• Fully rehabilitated

Tags

• FULLY REHABILITATED
• FUNCTIONAL MAIN-FLOOR LAYOUT
• SPACIOUS BASEMENT
• BRAND-NEW APPLIANCE PACKAGE
• GENEROUS LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Built in 1947; Wood siding construction
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 1 full bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Formal dining area; Family room; Living room; Den; Recreation room; Laundry room; Full basement; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-12 ($-144/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.3% below list).
• Recommended offer: $110k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $967 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 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,092 (21.3% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $121,275
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3220 7th St	0.22mi	2/1.0	1,153 (-0%)	7mo	$100,000	$87	83
2913 Lemuel St	0.37mi	3/1.0 (+1)	1,173 (+2%)	2mo	$65,000	$55	73
111 Rotterdam Ave	0.39mi	3/1.0 (+1)	1,140 (-1%)	2mo	$22,000	$19	73
3354 Highland St	0.26mi	3/1.0 (+1)	1,068 (-8%)	6mo	$129,900	$122	66
3220-3224 Jefferson St	0.42mi	3/1.0 (+1)	1,222 (+6%)	1mo	$127,000	$104	65
3035 Lemuel St	0.26mi	3/1.0 (+1)	1,292 (+12%)	1mo	$74,999	$58	63
3031 Lemuel St	0.26mi	3/1.0 (+1)	1,056 (-9%)	7mo	$129,000	$122	62
3109 Temple St	0.17mi	3/1.0 (+1)	1,006 (-13%)	4mo	$118,000	$117	62
2933 6th St	0.35mi	2/1.0	1,044 (-10%)	8mo	$27,000	$26	61
375 W Maplewood Ave	0.19mi	3/1.0 (+1)	984 (-15%)	2mo	$105,894	$108	60
3233 Peck St	0.49mi	3/1.0 (+1)	1,233 (+7%)	2mo	$129,900	$105	60
16 E Cleveland Ave	0.56mi	3/1.0 (+1)	1,215 (+5%)	1mo	$149,900	$123	59

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-23,472
• Equity at exit: $20,860

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-21,571
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-12

Break-even live

Break-even rent $1,116

Max offer price $137,773

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $28	+0% $-12	+5% $-52	+10% $-91
Rent	-10% $-99	-5% $-56	+0% $-12	+5% $31	+10% $75
Rate	-1.0pp $58	-0.5pp $24	base $-12	+0.5pp $-48	+1.0pp $-85

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: $34,975
• Closing costs: $4,197
• 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	0.15mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	23d	1	0.23mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	45d	1	0.34mi
889 Woodside Rd Unit 36 Muskegon, MI	2.0	1.0	880	$1,125	$1.28	45d	1	0.53mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	23d	1	0.83mi

Listing history 11 events

1. 2026-05-08
   status Pending 996-char remark

   Show marketing remark (996 chars)

   This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

2. 2026-05-08
   status Pending 996-char remark

   Show marketing remark (996 chars)

   This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

3. 2026-05-08
   status Pending

   Show marketing remark (996 chars)

   This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

4. 2026-03-19
   listed $139,900 Active 996-char remark

   Show marketing remark (996 chars)

   This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

5. 2026-03-19
   listed $139,900 Active 996-char remark

   Show marketing remark (996 chars)

   This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

6. 2026-03-19
   listed $139,900 Active

   Show marketing remark (996 chars)

   This fully rehabilitated 3-bedroom, 1-bathroom single-family home in Muskegon Heights offers a complete turnkey experience for its next owner. The interior features a functional main-floor layout complemented by a spacious 1349-square-foot basement, providing ample room for storage or future finished living space. The home comes fully equipped with a brand-new appliance package, including a refrigerator, stove, dishwasher, microwave, washer, and dryer. Situated on a generous 5,837-square-foot lot, the property offers plenty of outdoor space and is located just a short distance from the recreational opportunities of Mona Lake. The recent extensive renovation ensures a modern aesthetic throughout, making it an ideal choice for a variety of buyers. This property is move-in ready and remarkably accessible for financing, with Cash, Conventional, FHA, VA, and MSHDA programs all accepted. This home combines updated mechanicals and finishes with a prime location near local water amenities.

7. 2023-12-27
   soldstatus $430,000
8. 2017-10-23
   soldstatus $15,000
9. 2017-10-23
   soldstatus $15,000
10. 2017-10-16
    listed $15,000
11. 2017-10-16
    listed $15,000

ⓘ 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: $1,078 · $90/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$538/yr (+$45/mo · 49.9%)

ⓘ 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 6 d/yr ≥93°F today · 13 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: $13,211
• − Mortgage interest: −$7,837
• − Property taxes: −$1,078
• − Insurance: −$700
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$4,070
• Taxable loss: −$2,586
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $476/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

+832.7% since first listed

11 events — show timeline

• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — SW Michigan MLS
• 2026-03-19 Listed $139,900 SW Michigan MLS
• 2026-03-19 Listed $139,900 MiRealSource-MiMLS
• 2026-03-19 Listed $139,900 REALCOMP
• 2023-12-27 Sold (Public Records) $430,000 Public Records
• 2017-10-23 Sold (MLS) $15,000 SW Michigan MLS
• 2017-10-23 Sold (MLS) $15,000 REALCOMP
• 2017-10-16 Listed $15,000 SW Michigan MLS
• 2017-10-16 Listed $15,000 REALCOMP

Property tax history

+0.6%/yr

Latest (2023): $1,078 · +4.9% YoY. Source: county tax records.