2209 Hughes Ave · Norton Shores, MI 49441

$99,900

3 bd · 1.0 ba · 856 sqft · SingleFamily public records · 148 Days on market

Built 1940 6,970 sqft lot $117/sqft · 36% below area Est $196k · 49% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

Key facts

• Corner-lot
• Natural light
• Curb appeal

Tags

• CORNER-LOT
• SPACIOUS LAYOUT
• NATURAL LIGHT
• DETACHED GARAGE
• CLOSE TO LAKE MICHIGAN BEACHES
• CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.0% in Norton Shores — 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 70/100 on livability (#310 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Mona Shores Public School District (suburban): math 30% / reading 48% proficiency, ranked #218 of 540 in MI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+18.1%/yr); 268 active listings in the ZIP; 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 $691 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y ago; this cycle's ask has dropped $80k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $100k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 B-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?
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: 1.58% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.27%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (median comp): $195,726
• List price: $99,900
• Delta: -48.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2671 Leon St	0.09mi	2/1.0 (-1)	836 (-2%)	3mo	$174,900	$209	84
2223 Hughes Ave	0.02mi	3/2.0	917 (+7%)	8mo	$145,000	$158	76
1889 Manor Dr	0.40mi	3/1.0	889 (+4%)	1mo	$184,000	$207	74
2715 Liberty Rd	0.15mi	3/1.0	923 (+8%)	8mo	$190,000	$206	73
2320 Meurer Ct	0.55mi	2/1.0 (-1)	847 (-1%)	0mo	$179,900	$212	67
2165 Letart Ave	0.23mi	2/1.0 (-1)	740 (-14%)	6mo	$159,000	$215	57
2363 Crozier Ave	0.45mi	2/1.0 (-1)	936 (+9%)	2mo	$223,000	$238	56
2533 Mccracken St	0.36mi	2/2.0 (-1)	958 (+12%)	2mo	$205,000	$214	53
2484 Lincoln St	0.39mi	2/1.0 (-1)	762 (-11%)	7mo	$80,000	$105	53
2154 Morton Ave	0.57mi	2/1.0 (-1)	972 (+14%)	0mo	$215,000	$221	46
2272 Miner Ave	0.64mi	2/1.0 (-1)	970 (+13%)	1mo	$251,000	$259	42
2293 Torrent St	0.68mi	2/1.0 (-1)	744 (-13%)	7mo	$175,000	$235	35

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: 21.9%
• Equity multiple: 1.95×
• Total profit: $26,701
• Equity at exit: $14,895

10-year hold

• IRR: 33.1%
• Equity multiple: 4.78×
• Total profit: $105,704
• Equity at exit: $8,638

Cash invested: $27,972 (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: 268
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $542

Break-even live

Break-even rent $887

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $599	-5% $571	+0% $542	+5% $514	+10% $486
Rent	-10% $418	-5% $480	+0% $542	+5% $605	+10% $667
Rate	-1.0pp $593	-0.5pp $568	base $542	+0.5pp $516	+1.0pp $490

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $99,900 Active 148 DOM
2. 2026-06-18
   days on market $99,900 Active 147 DOM
3. 2026-06-17
   days on market $99,900 Active 146 DOM
4. 2026-06-16
   days on market $99,900 Active 145 DOM
5. 2026-06-15
   days on market $99,900 Active 144 DOM
6. 2026-06-14
   days on market $99,900 Active 142 DOM
7. 2026-06-13
   days on market $99,900 Active 141 DOM
8. 2026-06-10
   days on market $99,900 Active 139 DOM
9. 2026-06-09
   days on market $99,900 Active 138 DOM
10. 2026-06-08
    days on market $99,900 Active 137 DOM
11. 2026-06-07
    days on market $99,900 Active 136 DOM
12. 2026-06-05
    days on market $99,900 Active 133 DOM
13. 2026-06-02
    days on market $99,900 Active 131 DOM
14. 2026-06-01
    days on market $99,900 Active 130 DOM
15. 2026-05-31
    days on market $99,900 Active 129 DOM
16. 2026-05-30
    days on market $99,900 Active 128 DOM
17. 2026-05-11
    status Active 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

18. 2026-05-11
    status Active 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

19. 2026-05-11
    status Active

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

20. 2026-04-17
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

21. 2026-04-17
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

22. 2026-04-17
    status Pending

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

23. 2026-04-06
    price $119,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

24. 2026-04-06
    status Active 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

25. 2026-04-06
    status Active 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

26. 2026-04-06
    price $119,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

27. 2026-04-06
    status Active

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

28. 2026-04-06
    price $119,900

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

29. 2026-03-09
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

30. 2026-03-09
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

31. 2026-03-09
    status Pending

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

32. 2026-02-24
    price $139,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

33. 2026-02-23
    price $139,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

34. 2026-02-23
    price $139,900

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

35. 2026-02-06
    price $149,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

36. 2026-02-05
    price $149,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

37. 2026-02-05
    price $149,900

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

38. 2026-01-12
    price $159,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

39. 2026-01-12
    price $159,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

40. 2026-01-12
    price $159,900

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

41. 2025-12-16
    price $169,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

42. 2025-12-15
    price $169,900 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

43. 2025-12-15
    price $169,900

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

44. 2025-11-24
    listed $179,900 Active 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

45. 2025-11-24
    listed $179,900 Active 597-char remark

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

46. 2025-11-24
    listed $179,900 Active

    Show marketing remark (597 chars)

    Investor Special in Norton Shores!Prime opportunity for investors, flippers, or rehab buyers. This 3-bedroom, 1-bath corner-lot property offers strong upside with a spacious layout, great natural light, and a valuable 2-stall detached garage. Located just minutes from Lake Michigan beaches and local amenities, this property is ideal for renovation or long-term rental. Bring your vision--this home needs work but offers solid potential to add value and build equity. Being sold as-is. Cash buyers only due to condition. Don't miss this chance to secure your next project in a desirable location!

47. 2014-09-15
    historical
48. 2003-09-26
    historical
49. 2003-03-26
    listed $84,900
50. 2003-03-26
    listed $84,900

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 15 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: $18,884
• − Mortgage interest: −$5,596
• − Property taxes: −$1,624
• − Insurance: −$500
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,906
• Taxable income: $5,237
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $5,251/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: Mona Shores Public School District
• NCES district ID: 2624120
• Math proficiency: 30% ▼ -8.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $52,748
• Composite: 33.86/100
• National rank: #5352
• State rank: #218 of 540 in MI

Livability — Norton Shores

• Score: 70/100
• State rank: #310
• US rank: #7620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norton Shores, MI
• County: Muskegon County · 107,917 people
• City population: 26,372
• 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

+84.7% since first listed

38 events — show timeline

• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Relisted — SW Michigan MLS
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-04-17 Pending — SW Michigan MLS
• 2026-04-06 Price Changed $119,900 MiRealSource-MiMLS
• 2026-04-06 Relisted — MiRealSource-MiMLS
• 2026-04-06 Relisted — REALCOMP
• 2026-04-06 Price Changed $119,900 REALCOMP
• 2026-04-06 Relisted — SW Michigan MLS
• 2026-04-06 Price Changed $119,900 SW Michigan MLS
• 2026-03-09 Pending — REALCOMP
• 2026-03-09 Pending — MiRealSource-MiMLS
• 2026-03-09 Pending — SW Michigan MLS
• 2026-02-24 Price Changed $139,900 MiRealSource-MiMLS
• 2026-02-23 Price Changed $139,900 REALCOMP
• 2026-02-23 Price Changed $139,900 SW Michigan MLS
• 2026-02-06 Price Changed $149,900 MiRealSource-MiMLS
• 2026-02-05 Price Changed $149,900 REALCOMP
• 2026-02-05 Price Changed $149,900 SW Michigan MLS
• 2026-01-12 Price Changed $159,900 MiRealSource-MiMLS
• 2026-01-12 Price Changed $159,900 REALCOMP
• 2026-01-12 Price Changed $159,900 SW Michigan MLS
• 2025-12-16 Price Changed $169,900 MiRealSource-MiMLS
• 2025-12-15 Price Changed $169,900 REALCOMP
• 2025-12-15 Price Changed $169,900 SW Michigan MLS
• 2025-11-24 Listed $179,900 REALCOMP
• 2025-11-24 Listed $179,900 SW Michigan MLS
• 2025-11-24 Listed $179,900 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2003-09-26 Listing Removed — REALCOMP
• 2003-03-26 Listed $84,900 REALCOMP
• 2003-03-26 Listed $84,900 SW Michigan MLS
• 2002-05-15 Sold (MLS) $56,500 REALCOMP
• 2002-05-15 Sold (MLS) $56,500 SW Michigan MLS
• 2001-12-03 Listed $64,900 REALCOMP
• 2001-12-03 Listed $64,900 SW Michigan MLS

Property tax history

+2.8%/yr

Latest (2025): $1,624 · +2.8% YoY. Source: county tax records.