2424 Howden St · Muskegon Heights, MI 49444

$79,900

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 48 Days on market

Built 1905 6,229 sqft lot Est $76k · at est.

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• ARV discount +5.5/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

Key facts

• Spacious upstairs
• Recent updates
• New kitchen

Tags

• RECENT UPDATES
• NEW KITCHEN
• NEW BATHROOM
• SPACIOUS UPSTAIRS
• LARGE BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#574 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Market conditions: 237 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 438 units permitted in Muskegon County in 2024 (115 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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: 1.22% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $76,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 Hoyt St	0.26mi	3/1.0 (+1)	878 (-2%)	1mo	$74,900	$85	78
2237 Wood St	0.24mi	2/1.5	974 (+8%)	4mo	$99,900	$103	70
2304 Dyson St	0.42mi	3/1.0 (+1)	864 (-4%)	3mo	$49,000	$57	67
2933 Baker St	0.71mi	2/1.0	900 (0%)	1mo	$111,000	$123	66
2425 Wood St	0.10mi	2/1.5	1,035 (+15%)	3mo	$10,100	$10	66
2520 Manz St	0.22mi	2/1.0	768 (-15%)	1mo	$54,300	$71	64
2833 Hoyt St	0.57mi	2/1.0	848 (-6%)	4mo	$90,000	$106	61
2229 Mcilwraith St	0.33mi	3/1.0 (+1)	780 (-13%)	1mo	$70,000	$90	57
2818 Riordan St	0.52mi	2/1.0	792 (-12%)	4mo	$33,500	$42	52
2906 Reynolds St	0.59mi	2/1.0	800 (-11%)	4mo	$50,000	$63	50
2513 5th St	0.61mi	3/1.0 (+1)	980 (+9%)	4mo	$50,000	$51	49
142 Harrison Blvd	0.73mi	3/1.0 (+1)	768 (-15%)	3mo	$97,000	$126	34

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,206
• Equity at exit: $11,913

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $19,308
• Equity at exit: $6,908

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 49444

• Active inventory: 237
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$419
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $222

Break-even live

Break-even rent $694

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $267	-5% $245	+0% $222	+5% $199	+10% $177
Rent	-10% $145	-5% $184	+0% $222	+5% $261	+10% $299
Rate	-1.0pp $262	-0.5pp $242	base $222	+0.5pp $201	+1.0pp $180

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 5th St Apt 2 Muskegon Heights, MI	1.0	1.0	630	$750	$1.19	21d	1	0.57mi
2516 5th St Apt 1 Muskegon Heights, MI	1.0	1.0	630	$775	$1.23	21d	1	0.57mi
121 E Holbrook Ave Apt 3 Muskegon, MI	2.0	1.0	650	$950	$1.46	21d	1	0.71mi
232 E Lincoln Ave Muskegon, MI	2.0	1.0	1020	$1,100	$1.08	21d	1	0.81mi
1893 Jefferson St Unit 2 Muskegon, MI	1.0	1.0	594	$700	$1.18	21d	1	0.86mi
2901 Temple St Unit 1 Muskegon Heights, MI	2.0	1.0	850	$1,095	$1.29	44d	1	1.19mi
3040 Temple St Muskegon, MI	2.0	1.0	900	$1,150	$1.28	21d	1	1.28mi
3041 Lemuel St Muskegon, MI	3.0	1.0	872	$1,195	$1.37	21d	1	1.35mi
3223 Bailey St Norton Shores, MI	2.0–3.0	2.0	1096	$1,249	$1.14	21d	1	1.43mi

Listing history 30 events

1. 2025-11-25
   soldstatus $84,000
2. 2025-09-17
   status Pending 348-char remark

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

3. 2025-09-17
   status Pending 348-char remark

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

4. 2025-09-17
   status Pending

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

5. 2025-09-02
   price $79,900 348-char remark

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

6. 2025-09-01
   price $79,900 348-char remark

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

7. 2025-09-01
   price $79,900

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

8. 2025-08-14
   price $84,900 348-char remark

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

9. 2025-08-13
   price $84,900 348-char remark

   Show marketing remark (348 chars)

   2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

10. 2025-08-13
    price $84,900

    Show marketing remark (348 chars)

    2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

11. 2025-07-31
    listed $89,900 Active 348-char remark

    Show marketing remark (348 chars)

    2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

12. 2025-07-31
    listed $89,900 Active 348-char remark

    Show marketing remark (348 chars)

    2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

13. 2025-07-31
    listed $89,900 Active

    Show marketing remark (348 chars)

    2 bed (potential 3) 1 bath home in Muskegon Heights with some recent updates including flooring, paint, new kitchen, bathroom, and other miscellaneous items. Home still needs some TLC, especially on exterior, but is priced for it. Upstairs is spacious with a large bedroom and the main floor bedroom is 20 by 10 and can be split into two if needed.

14. 2024-05-08
    soldstatus $27,000 Sold
15. 2024-05-08
    soldstatus $27,000 Sold
16. 2024-05-08
    soldstatus $27,000 Closed
17. 2024-04-30
    status Pending
18. 2024-04-30
    status Pending
19. 2024-04-30
    status Pending
20. 2024-04-26
    listed $34,900 Active
21. 2024-04-26
    listed $34,900 Active
22. 2024-04-26
    listed $34,900 Active
23. 2014-10-30
    historical
24. 2014-09-25
    historical
25. 2012-12-30
    historical
26. 2010-06-17
    listed $12,900
27. 2010-06-17
    listed $12,900
28. 2010-06-17
    historical
29. 2009-06-16
    listed $14,900
30. 2009-06-16
    listed $14,900

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$39/yr (+$3/mo · 3.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,701
• − Mortgage interest: −$4,476
• − Property taxes: −$1,152
• − Insurance: −$400
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,324
• Taxable income: $1,477
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,310/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

+463.8% since first listed

30 events — show timeline

• 2025-11-25 Sold (Public Records) $84,000 Public Records
• 2025-09-17 Pending — MiRealSource-MiMLS
• 2025-09-17 Pending — REALCOMP
• 2025-09-17 Pending — SW Michigan MLS
• 2025-09-02 Price Changed $79,900 MiRealSource-MiMLS
• 2025-09-01 Price Changed $79,900 REALCOMP
• 2025-09-01 Price Changed $79,900 SW Michigan MLS
• 2025-08-14 Price Changed $84,900 MiRealSource-MiMLS
• 2025-08-13 Price Changed $84,900 REALCOMP
• 2025-08-13 Price Changed $84,900 SW Michigan MLS
• 2025-07-31 Listed $89,900 REALCOMP
• 2025-07-31 Listed $89,900 SW Michigan MLS
• 2025-07-31 Listed $89,900 MiRealSource-MiMLS
• 2024-05-08 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2024-05-08 Sold (MLS) $27,000 SW Michigan MLS
• 2024-05-08 Sold (MLS) $27,000 REALCOMP
• 2024-04-30 Pending — REALCOMP
• 2024-04-30 Pending — MiRealSource-MiMLS
• 2024-04-30 Pending — SW Michigan MLS
• 2024-04-26 Listed $34,900 MiRealSource-MiMLS
• 2024-04-26 Listed $34,900 SW Michigan MLS
• 2024-04-26 Listed $34,900 REALCOMP
• 2014-10-30 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2012-12-30 Listing Removed — REALCOMP
• 2010-06-17 Listing Removed — REALCOMP
• 2010-06-17 Listed $12,900 REALCOMP
• 2010-06-17 Listed $12,900 SW Michigan MLS
• 2009-06-16 Listed $14,900 REALCOMP
• 2009-06-16 Listed $14,900 SW Michigan MLS

Property tax history

+12.2%/yr

Latest (2025): $1,152 · +26.9% YoY. Source: county tax records.