1630 Mills Ave · North Muskegon, MI 49445

$314,900

3 bd · 1.5 ba · 1,443 sqft · SingleFamily public records · 2 Days on market

Built 1924 9,365 sqft lot $218/sqft · 59% above area Est $306k · 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).

• Appreciation +10.0/10.0
• Cash flow +6.1/30.0
• ARV discount +6.1/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Charming North Muskegon home full of character and ideally located just moments from North Muskegon Schools! This 3-bedroom, 2-bath home blends timeless charm with everyday functionality. Inside, you'll find inviting living spaces filled with natural light and classic details that reflect its 1924 character. The layout offers flexibility for comfortable living, whether you're hosting, relaxing, or working from home. Enjoy the convenience of being close to schools, parks, and the lakeshore, all while having your own space to unwind. A great opportunity to own a character-filled home in one of North Muskegon's most desirable locations. Buyer and buyer's agent to verify all information.

Key facts

• Close to parks
• Flexible layout
• Natural light

Tags

• NATURAL LIGHT
• FLEXIBLE LAYOUT
• CLOSE TO PARKS
• CLOSE TO LAKESHORE
• CHARACTER FILLED HOME
• DESIRABLE LOCATIONS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Cable connected; High-speed internet
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Built in 1924; Wood siding; Composition roof; Full basement
• Exterior features: Sidewalk

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Replacement and bay/bow windows; Total of 9 rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (32.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (41.1% below list).
• Recommended offer: $186k (41.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#129 in MI, #3,195 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• North Muskegon Public Schools (suburban): math 52% / reading 65% proficiency, ranked #84 of 760 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Muskegon Elementary School (math 50% / reading 50%, grade D, #382 of 1,397 statewide, top 30%, 376 students, 37% FRL); North Muskegon Middle School (math 52% / reading 77%, grade A-, #38 of 493 statewide, top 8%, 223 students, 37% FRL); North Muskegon High School (math 47% / reading 72%, grade C+, #80 of 713 statewide, top 12%, 335 students, 30% FRL).
• Market conditions: 144 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

• In year one you build about $34k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Muskegon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 25y 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,506 (41.1% 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 1924 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.64
• GRM: 14.1

CMA / ARV

• ARV (median comp): $305,500
• List price: $314,900
• Delta: 3.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Moulton Ave	0.06mi	3/2.0	1,529 (+6%)	13mo	$224,500	$147	74
1842 Moulton Ave	0.27mi	4/2.0 (+1)	1,496 (+4%)	5mo	$265,000	$177	70
1829 Moulton Ave	0.23mi	2/1.0 (-1)	1,254 (-13%)	6mo	$249,900	$199	55
1310 Ruddiman Dr	0.33mi	3/1.0	1,260 (-13%)	8mo	$228,000	$181	54
2118 Moulton Ave	0.58mi	3/2.0	1,328 (-8%)	4mo	$205,000	$154	54
2118 Oak Ave	0.58mi	3/2.0	1,430 (-1%)	23mo	$245,000	$171	50
2206 Oak Ave	0.63mi	3/1.0	1,621 (+12%)	4mo	$225,000	$139	45
918 Ruddiman Dr	0.65mi	3/1.5	1,606 (+11%)	9mo	$300,000	$187	43
2242 Sherman St	0.69mi	3/2.0	1,624 (+12%)	9mo	$205,000	$126	37
2222 Mills Ave	0.67mi	3/1.0	1,310 (-9%)	23mo	$201,500	$154	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $134,109
• Equity at exit: $283,687

10-year hold

• IRR: 17.3%
• Equity multiple: 5.81×
• Total profit: $424,200
• Equity at exit: $611,781

Cash invested: $88,172 (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 49445

• Home prices YoY: 7.2%
• Active inventory: 144
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$269 /mo · $3,231/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-586

Break-even live

Break-even rent $2,597

Max offer price $211,316

Occupancy floor —

Sensitivity live

Price	-10% $-408	-5% $-497	+0% $-586	+5% $-675	+10% $-765
Rent	-10% $-733	-5% $-660	+0% $-586	+5% $-513	+10% $-440
Rate	-1.0pp $-428	-0.5pp $-506	base $-586	+0.5pp $-668	+1.0pp $-751

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 E Sunset Dr Muskegon, MI	2.0	2.0	1028	$1,800	$1.75	23d	1	0.09mi
755 Oakmere Pl Muskegon, MI	4.0	1.5	1794	$2,295	$1.28	45d	1	0.90mi

Listing history 30 events

1. 2026-05-04
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Charming North Muskegon home full of character and ideally located just moments from North Muskegon Schools! This 3-bedroom, 2-bath home blends timeless charm with everyday functionality. Inside, you'll find inviting living spaces filled with natural light and classic details that reflect its 1924 character. The layout offers flexibility for comfortable living, whether you're hosting, relaxing, or working from home. Enjoy the convenience of being close to schools, parks, and the lakeshore, all while having your own space to unwind. A great opportunity to own a character-filled home in one of North Muskegon's most desirable locations. Buyer and buyer's agent to verify all information.

2. 2026-05-04
   status Pending 692-char remark

   Show marketing remark (692 chars)

   Charming North Muskegon home full of character and ideally located just moments from North Muskegon Schools! This 3-bedroom, 2-bath home blends timeless charm with everyday functionality. Inside, you'll find inviting living spaces filled with natural light and classic details that reflect its 1924 character. The layout offers flexibility for comfortable living, whether you're hosting, relaxing, or working from home. Enjoy the convenience of being close to schools, parks, and the lakeshore, all while having your own space to unwind. A great opportunity to own a character-filled home in one of North Muskegon's most desirable locations. Buyer and buyer's agent to verify all information.

3. 2026-05-03
   status Pending
4. 2026-05-01
   listed $314,900 Active 692-char remark

   Show marketing remark (692 chars)

   Charming North Muskegon home full of character and ideally located just moments from North Muskegon Schools! This 3-bedroom, 2-bath home blends timeless charm with everyday functionality. Inside, you'll find inviting living spaces filled with natural light and classic details that reflect its 1924 character. The layout offers flexibility for comfortable living, whether you're hosting, relaxing, or working from home. Enjoy the convenience of being close to schools, parks, and the lakeshore, all while having your own space to unwind. A great opportunity to own a character-filled home in one of North Muskegon's most desirable locations. Buyer and buyer's agent to verify all information.

5. 2026-05-01
   listed $314,900 Active 692-char remark

   Show marketing remark (692 chars)

   Charming North Muskegon home full of character and ideally located just moments from North Muskegon Schools! This 3-bedroom, 2-bath home blends timeless charm with everyday functionality. Inside, you'll find inviting living spaces filled with natural light and classic details that reflect its 1924 character. The layout offers flexibility for comfortable living, whether you're hosting, relaxing, or working from home. Enjoy the convenience of being close to schools, parks, and the lakeshore, all while having your own space to unwind. A great opportunity to own a character-filled home in one of North Muskegon's most desirable locations. Buyer and buyer's agent to verify all information.

6. 2026-05-01
   listed $314,900 Active

   Show marketing remark (692 chars)

   Charming North Muskegon home full of character and ideally located just moments from North Muskegon Schools! This 3-bedroom, 2-bath home blends timeless charm with everyday functionality. Inside, you'll find inviting living spaces filled with natural light and classic details that reflect its 1924 character. The layout offers flexibility for comfortable living, whether you're hosting, relaxing, or working from home. Enjoy the convenience of being close to schools, parks, and the lakeshore, all while having your own space to unwind. A great opportunity to own a character-filled home in one of North Muskegon's most desirable locations. Buyer and buyer's agent to verify all information.

7. 2018-10-19
   soldstatus $155,000
8. 2018-10-15
   soldstatus $155,000
9. 2018-10-15
   soldstatus $155,000 Sold
10. 2018-08-10
    status Pending
11. 2018-08-01
    listed $153,900
12. 2018-08-01
    listed $153,900 Active
13. 2018-08-01
    listed $153,900
14. 2014-09-16
    historical
15. 2014-09-16
    historical
16. 2003-06-30
    historical
17. 2003-01-29
    soldstatus $105,000
18. 2003-01-29
    soldstatus $105,000
19. 2003-01-27
    soldstatus $10,500
20. 2002-10-26
    listed $109,900
21. 2002-10-26
    listed $109,900
22. 2002-10-06
    listed $109,900
23. 2002-10-06
    listed $109,900
24. 2002-10-03
    historical
25. 2002-10-03
    historical
26. 2002-02-18
    listed $115,900
27. 2002-02-18
    listed $115,900
28. 2001-12-30
    historical
29. 2001-07-10
    listed $115,900
30. 2001-07-10
    listed $115,900

ⓘ 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: $3,231 · $269/mo
• Projected year-2 tax: $4,040 · $337/mo
• Expected delta: +$809/yr (+$67/mo · 25.0%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,261
• − Mortgage interest: −$17,639
• − Property taxes: −$3,231
• − Insurance: −$1,574
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$9,161
• Taxable loss: −$12,907
• Est. tax savings @ 24.0%: +$3,098
• After-tax cash flow: $-3,939/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: North Muskegon Public Schools
• NCES district ID: 2625800
• Math proficiency: 52% ▲ 8.00%
• Reading proficiency: 65% ▲ 13.00%
• Median HH income: $57,539
• Composite: 52.2/100
• National rank: #3473
• State rank: #84 of 760 in MI

Livability — North Muskegon

• Score: 77/100
• State rank: #129
• US rank: #3195

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Muskegon, MI
• Population (ZIP): 21,090

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 10% Romanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 40.82%
• Current HPI: 605.31
• Rent YoY: —
• Metro: —
• 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

+165.3% since first listed

33 events — show timeline

• 2026-05-29 Sold (MLS) $307,500 SW Michigan MLS
• 2026-05-29 Sold (MLS) $307,500 MiRealSource-MiMLS
• 2026-05-29 Sold (MLS) $307,500 REALCOMP
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-03 Pending — SW Michigan MLS
• 2026-05-01 Listed $314,900 SW Michigan MLS
• 2026-05-01 Listed $314,900 MiRealSource-MiMLS
• 2026-05-01 Listed $314,900 REALCOMP
• 2018-10-19 Sold (Public Records) $155,000 Public Records
• 2018-10-15 Sold (MLS) $155,000 SW Michigan MLS
• 2018-10-15 Sold (MLS) $155,000 REALCOMP
• 2018-08-10 Pending — SW Michigan MLS
• 2018-08-01 Listed $153,900 MiRealSource-MiMLS
• 2018-08-01 Listed $153,900 SW Michigan MLS
• 2018-08-01 Listed $153,900 REALCOMP
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2003-06-30 Listing Removed — REALCOMP
• 2003-01-29 Sold (MLS) $105,000 REALCOMP
• 2003-01-29 Sold (MLS) $105,000 SW Michigan MLS
• 2003-01-27 Sold (Public Records) $10,500 Public Records
• 2002-10-26 Listed $109,900 REALCOMP
• 2002-10-26 Listed $109,900 SW Michigan MLS
• 2002-10-06 Listed $109,900 REALCOMP
• 2002-10-06 Listed $109,900 SW Michigan MLS
• 2002-10-03 Listing Removed — SW Michigan MLS
• 2002-10-03 Listing Removed — REALCOMP
• 2002-02-18 Listed $115,900 SW Michigan MLS
• 2002-02-18 Listed $115,900 REALCOMP
• 2001-12-30 Listing Removed — REALCOMP
• 2001-07-10 Listed $115,900 REALCOMP
• 2001-07-10 Listed $115,900 SW Michigan MLS

Property tax history

+5.4%/yr

Latest (2025): $3,231 · +2.4% YoY. Source: county tax records.