1316 Sanford St · Muskegon, MI 49441

$153,900

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 31 Days on market

Built 1870 4,356 sqft lot Est $156k · at est.

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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 +14.1/30.0
• ARV discount +8.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely updated and move-in ready, this Muskegon home combines classic charm with modern finishes throughout. Recent improvements include new windows, fresh paint, updated flooring, remodeled bathrooms, and a fully renovated kitchen featuring new cabinetry, countertops, and stainless steel appliances. The spacious kitchen offers ample storage and room for dining, while the bright living spaces provide great natural light and functional flow. Upstairs includes generously sized bedrooms with new carpet, fresh finishes, and additional storage options. The large primary bedroom offers flexibility for a sitting area, office space, or nursery setup. Outside, enjoy a covered front porch and convenient location near Muskegon High School, downtown Muskegon, restaurants, shopping, parks, and entertainment. With major updates already completed, this home is a great opportunity for buyers seeking affordable, move-in-ready living in West Michigan. ALL OFFERS REVIEWED TUESDAY 5/27 @ NOON

Key facts

• 4,356 sq ft lot
• Built 1870
• Listed 31 days

Property features AI

Exterior

• Utilities: Public water; Electricity available; Cable connected; Natural gas available and connected
• Home design: Traditional-style single family residence; Built in 1870; 1,152 living area
• Construction: Vinyl siding; Composition roof; Crawl space basement
• Exterior features: Paved road access; Shed(s) on the property

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas available and connected
• Interior features: Replacement windows; 9 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $22 ($266/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 $138k (10.6% below list).
• Recommended offer: $138k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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.
• Zoned schools: Muskegon Middle School (math 4% / reading 13%, grade F, #480 of 493 statewide, top 97%, 755 students, 87% FRL); Muskegon High School (math 8% / reading 27%, grade F, #632 of 713 statewide, top 89%, 1,039 students, 84% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising fast (+18.1%/yr); 271 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• It's been on market 31 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 26y 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.
• Current owner paid $65k; list at $154k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,557 (10.6% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1471 Leahy St	0.29mi	3/1.0 (+1)	1,161 (+1%)	1mo	$166,500	$143	79
286 Mason Ave	0.29mi	2/1.0	1,206 (+5%)	6mo	$199,000	$165	73
1346 5th St	0.21mi	3/1.0 (+1)	1,078 (-6%)	2mo	$75,000	$70	72
262 W Forest Ave	0.44mi	2/1.0	1,127 (-2%)	5mo	$160,000	$142	72
1499 Park St	0.52mi	3/1.0 (+1)	1,186 (+3%)	1mo	$150,048	$127	65
1560 6th St	0.40mi	2/1.0	1,040 (-10%)	0mo	$89,000	$86	65
1699 Sanford St	0.48mi	3/2.0 (+1)	1,176 (+2%)	1mo	$159,000	$135	64
329 W Forest Ave	0.51mi	2/1.0	1,008 (-12%)	1mo	$131,000	$130	54
438 E Isabella Ave	0.67mi	2/1.0	1,065 (-8%)	3mo	$201,300	$189	54
257 Catherine Ave	0.39mi	3/1.0 (+1)	1,311 (+14%)	3mo	$108,000	$82	51
508 Catherine Ave	0.72mi	2/1.0	1,046 (-9%)	2mo	$125,000	$120	50
1077 Sophia St	0.59mi	2/1.0	979 (-15%)	2mo	$193,000	$197	46

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: -9.8%
• Equity multiple: 0.62×
• Total profit: $-16,234
• Equity at exit: $22,947

10-year hold

• IRR: 5.4%
• Equity multiple: 1.48×
• Total profit: $20,856
• Equity at exit: $13,306

Cash invested: $43,092 (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 49441

• Rents YoY: 18.1%
• Active inventory: 271
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$807
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $22

Break-even live

Break-even rent $1,347

Max offer price $153,900

Occupancy floor 93%

Sensitivity live

Price	-10% $109	-5% $66	+0% $22	+5% $-21	+10% $-65
Rent	-10% $-86	-5% $-32	+0% $22	+5% $77	+10% $131
Rate	-1.0pp $100	-0.5pp $61	base $22	+0.5pp $-18	+1.0pp $-58

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 Terrace St Unit A Muskegon, MI	1.0	1.0	800	$1,000	$1.25	22d	1	0.21mi
1206 Terrace St Unit 1 Muskegon, MI	2.0	1.0	1200	$1,975	$1.65	22d	1	0.24mi
80 E Grand Ave Muskegon, MI	3.0	1.5	1200	$1,300	$1.08	22d	1	0.28mi
1101 Spring St Muskegon, MI	2.0	1.0	700	$1,100	$1.57	22d	1	0.38mi
1188 Spring St Muskegon, MI	3.0	1.0	1443	$1,500	$1.04	22d	1	0.42mi
1633 Peck St Unit 1 Muskegon, MI	2.0	1.0	1184	$1,150	$0.97	22d	1	0.43mi
122 W Muskegon Ave Muskegon, MI	2.0	2.0	856	$795	$0.93	22d	1	0.48mi
449 Washington Ave Muskegon, MI	3.0	2.0	1152	$1,695	$1.47	22d	1	0.53mi
488 W Muskegon Ave Muskegon, MI	2.0	1.0	1008	$1,150	$1.14	22d	1	0.54mi
384 Iona Ave Muskegon, MI	3.0	1.0	1194	$1,275	$1.07	22d	1	0.61mi
310 Allen Ave Unit 2 Muskegon, MI	3.0	3.0	1100	$1,490	$1.35	22d	1	0.63mi
292 W Western Ave Muskegon, MI	1.0–2.0	1.0–2.0	1062	$2,450	$2.31	22d	1	0.64mi
313 Orchard Ave Unit 2 Muskegon, MI	3.0	3.0	1279	$1,475	$1.15	22d	1	0.71mi
313 Orchard Ave Unit 1 Muskegon, MI	3.0	3.0	1121	$1,575	$1.40	22d	1	0.71mi
1644 Beidler St Muskegon, MI	3.0	2.0	1228	$1,700	$1.38	22d	1	0.90mi
1126 Holt St Muskegon, MI	2.0	1.0	708	$1,095	$1.55	22d	1	0.99mi
2065 Dowd St Muskegon, MI	3.0	2.0	1228	$1,695	$1.38	22d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $153,900 Active 31 DOM
2. 2026-06-19
   days on market $153,900 Active 29 DOM
3. 2026-06-18
   days on market $153,900 Active 28 DOM
4. 2026-06-17
   days on market $153,900 Active 27 DOM
5. 2026-06-17
   price $153,900 Active 26 DOM
6. 2026-06-16
   days on market $154,900 Active 26 DOM
7. 2026-06-15
   days on market $154,900 Active 25 DOM
8. 2026-06-14
   days on market $154,900 Active 23 DOM
9. 2026-06-13
   days on market $154,900 Active 22 DOM
10. 2026-06-10
    days on market $154,900 Active 20 DOM
11. 2026-06-09
    days on market $154,900 Active 19 DOM
12. 2026-06-08
    days on market $154,900 Active 18 DOM
13. 2026-06-07
    days on market $154,900 Active 17 DOM
14. 2026-06-05
    days on market $154,900 Active 14 DOM
15. 2026-06-03
    days on market $154,900 Active 13 DOM
16. 2026-06-02
    days on market $154,900 Active 12 DOM
17. 2026-06-01
    days on market $154,900 Active 11 DOM
18. 2026-05-31
    days on market $154,900 Active 10 DOM
19. 2026-05-30
    days on market $154,900 Active 9 DOM
20. 2026-05-21
    listed $154,900 Active 991-char remark

    Show marketing remark (991 chars)

    Completely updated and move-in ready, this Muskegon home combines classic charm with modern finishes throughout. Recent improvements include new windows, fresh paint, updated flooring, remodeled bathrooms, and a fully renovated kitchen featuring new cabinetry, countertops, and stainless steel appliances. The spacious kitchen offers ample storage and room for dining, while the bright living spaces provide great natural light and functional flow. Upstairs includes generously sized bedrooms with new carpet, fresh finishes, and additional storage options. The large primary bedroom offers flexibility for a sitting area, office space, or nursery setup. Outside, enjoy a covered front porch and convenient location near Muskegon High School, downtown Muskegon, restaurants, shopping, parks, and entertainment. With major updates already completed, this home is a great opportunity for buyers seeking affordable, move-in-ready living in West Michigan. ALL OFFERS REVIEWED TUESDAY 5/27 @ NOON

21. 2026-05-21
    listed $154,900 Active

    Show marketing remark (991 chars)

    Completely updated and move-in ready, this Muskegon home combines classic charm with modern finishes throughout. Recent improvements include new windows, fresh paint, updated flooring, remodeled bathrooms, and a fully renovated kitchen featuring new cabinetry, countertops, and stainless steel appliances. The spacious kitchen offers ample storage and room for dining, while the bright living spaces provide great natural light and functional flow. Upstairs includes generously sized bedrooms with new carpet, fresh finishes, and additional storage options. The large primary bedroom offers flexibility for a sitting area, office space, or nursery setup. Outside, enjoy a covered front porch and convenient location near Muskegon High School, downtown Muskegon, restaurants, shopping, parks, and entertainment. With major updates already completed, this home is a great opportunity for buyers seeking affordable, move-in-ready living in West Michigan. ALL OFFERS REVIEWED TUESDAY 5/27 @ NOON

22. 2026-05-21
    listed $154,900 Active 991-char remark

    Show marketing remark (991 chars)

    Completely updated and move-in ready, this Muskegon home combines classic charm with modern finishes throughout. Recent improvements include new windows, fresh paint, updated flooring, remodeled bathrooms, and a fully renovated kitchen featuring new cabinetry, countertops, and stainless steel appliances. The spacious kitchen offers ample storage and room for dining, while the bright living spaces provide great natural light and functional flow. Upstairs includes generously sized bedrooms with new carpet, fresh finishes, and additional storage options. The large primary bedroom offers flexibility for a sitting area, office space, or nursery setup. Outside, enjoy a covered front porch and convenient location near Muskegon High School, downtown Muskegon, restaurants, shopping, parks, and entertainment. With major updates already completed, this home is a great opportunity for buyers seeking affordable, move-in-ready living in West Michigan. ALL OFFERS REVIEWED TUESDAY 5/27 @ NOON

23. 2026-03-12
    soldstatus $65,000 Closed
24. 2026-03-12
    soldstatus $65,000 Sold
25. 2026-03-12
    soldstatus $65,000 Closed
26. 2026-02-24
    status Pending
27. 2026-02-24
    status Pending
28. 2026-02-24
    status Pending
29. 2026-02-22
    listed $70,000 Active
30. 2026-02-22
    listed $70,000 Active
31. 2026-02-22
    listed $70,000 Active
32. 2022-05-18
    soldstatus $680,000
33. 2018-06-06
    soldstatus $12,000
34. 2018-06-06
    soldstatus $12,000 Sold
35. 2018-05-18
    status Pending
36. 2018-05-15
    listed $15,000
37. 2018-05-15
    listed $15,000 Active
38. 2018-05-15
    listed $15,000
39. 2018-04-01
    historical
40. 2018-03-31
    historical
41. 2018-03-31
    historical
42. 2018-03-15
    price $22,500
43. 2018-03-14
    price $19,900
44. 2018-02-16
    listed $22,500
45. 2018-02-16
    listed $16,900 Active
46. 2018-02-16
    listed $22,500
47. 2018-02-15
    historical
48. 2018-02-14
    historical
49. 2018-01-25
    price $19,900
50. 2017-10-11
    price $21,500

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$25/yr (+$2/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 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: $16,507
• − Mortgage interest: −$8,621
• − Property taxes: −$2,320
• − Insurance: −$770
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,477
• Taxable loss: −$2,321
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $823/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): 36,779
• Household income: $67,427
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 938.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 8% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

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: ▼ -448.86%
• Current HPI: 263.8317
• Rent YoY: ▲ 18.11%
• 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

+548.1% since first listed

37 events — show timeline

• 2026-05-21 Listed $154,900 MiRealSource-MiMLS
• 2026-05-21 Listed $154,900 SW Michigan MLS
• 2026-05-21 Listed $154,900 REALCOMP
• 2026-03-12 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2026-03-12 Sold (MLS) $65,000 SW Michigan MLS
• 2026-03-12 Sold (MLS) $65,000 REALCOMP
• 2026-02-24 Pending — MiRealSource-MiMLS
• 2026-02-24 Pending — REALCOMP
• 2026-02-24 Pending — SW Michigan MLS
• 2026-02-22 Listed $70,000 REALCOMP
• 2026-02-22 Listed $70,000 MiRealSource-MiMLS
• 2026-02-22 Listed $70,000 SW Michigan MLS
• 2022-05-18 Sold (Public Records) $680,000 Public Records
• 2018-06-06 Sold (MLS) $12,000 SW Michigan MLS
• 2018-06-06 Sold (MLS) $12,000 REALCOMP
• 2018-05-18 Pending — SW Michigan MLS
• 2018-05-15 Listed $15,000 MiRealSource-MiMLS
• 2018-05-15 Listed $15,000 SW Michigan MLS
• 2018-05-15 Listed $15,000 REALCOMP
• 2018-04-01 Listing Removed — SW Michigan MLS
• 2018-03-31 Listing Removed — MiRealSource-MiMLS
• 2018-03-31 Listing Removed — REALCOMP
• 2018-03-15 Price Changed $22,500 SW Michigan MLS
• 2018-03-14 Price Changed $19,900 SW Michigan MLS
• 2018-02-16 Listed $22,500 MiRealSource-MiMLS
• 2018-02-16 Listed $16,900 SW Michigan MLS
• 2018-02-16 Listed $22,500 REALCOMP
• 2018-02-15 Listing Removed — SW Michigan MLS
• 2018-02-14 Listing Removed — REALCOMP
• 2018-01-25 Price Changed $19,900 SW Michigan MLS
• 2017-10-11 Price Changed $21,500 SW Michigan MLS
• 2017-09-15 Listed $23,900 SW Michigan MLS
• 2017-09-14 Listed $19,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2000-12-31 Listing Removed — REALCOMP
• 2000-06-28 Listed $23,900 REALCOMP
• 2000-06-28 Listed $23,900 SW Michigan MLS

Property tax history

+14.1%/yr

Latest (2025): $2,320 · +2.2% YoY. Source: county tax records.