301 S Broadway St · Hastings, MI 49058

$249,800

3 bd · 1.5 ba · 2,104 sqft · SingleFamily public records · 4 Days on market

Built 1850 8,712 sqft lot $119/sqft · 16% above area Est $215k · 16% over

---

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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1850

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; High-speed internet; Natural gas water heater
• Home design: Traditional style single-family home; Entry level information not provided; Facing direction not provided
• Construction: Built in 1850; Aluminum and wood siding; Composition roof; Foundation information not provided
• Exterior features: Corner lot; Sidewalk

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Pantry; Replacement windows; Michigan-style basement; 10 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $250k (0.1% below list).
• Recommended offer: $250k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.9% in Hastings — 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 (#95 in MI, #2,201 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, employment D, commute F.
• Hastings Area School District (town): math 33% / reading 48% proficiency, ranked #203 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 171 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Barry County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 10y 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 $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,500 (0.1% below list)

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $214,950
• List price: $249,800
• Delta: 16.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S Park St	0.12mi	4/2.5 (+1)	2,039 (-3%)	3mo	$245,000	$120	78
120 W Bond St	0.28mi	4/2.0 (+1)	2,090 (-1%)	6mo	$243,000	$116	74
511 W Clinton St	0.40mi	4/2.5 (+1)	2,158 (+3%)	1mo	$314,000	$146	67
126 W Green St	0.10mi	2/1.0 (-1)	2,296 (+9%)	11mo	$192,500	$84	64
817 N Glenwood St	0.71mi	3/2.5	2,079 (-1%)	1mo	$300,000	$144	60
712 W Walnut St	0.40mi	3/1.0	1,846 (-12%)	2mo	$227,500	$123	57
720 S Cass St	0.56mi	4/2.5 (+1)	2,233 (+6%)	0mo	$287,000	$129	54
628 E Madison St E	0.64mi	4/1.5 (+1)	2,194 (+4%)	5mo	$272,000	$124	54
302 E Thorn St	0.43mi	4/2.0 (+1)	1,889 (-10%)	8mo	$220,000	$116	49
414 W State Rd	0.56mi	4/2.0 (+1)	2,313 (+10%)	4mo	$235,000	$102	47
615 W High St	0.55mi	3/2.0	1,830 (-13%)	6mo	$260,000	$142	45
926 S Jefferson St	0.43mi	4/2.0 (+1)	1,872 (-11%)	11mo	$225,000	$120	45

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-24,853
• Equity at exit: $37,246

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,417
• Equity at exit: $21,598

Cash invested: $69,944 (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 49058

• Active inventory: 136
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,747/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $245

Break-even live

Break-even rent $2,185

Max offer price $249,800

Occupancy floor 85%

Sensitivity live

Price	-10% $417	-5% $331	+0% $245	+5% $158	+10% $72
Rent	-10% $48	-5% $146	+0% $245	+5% $343	+10% $442
Rate	-1.0pp $371	-0.5pp $308	base $245	+0.5pp $180	+1.0pp $114

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: $62,450
• Closing costs: $7,494
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 E North St Hastings, MI	3.0	2.5	1840	$2,495	$1.36	4d	1	1.31mi

Listing history 32 events

1. 2026-05-18
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

2. 2026-05-18
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

3. 2026-05-18
   status Pending

   Show marketing remark (684 chars)

   Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

4. 2026-05-13
   listed $249,800 Active 684-char remark

   Show marketing remark (684 chars)

   Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

5. 2026-05-13
   listed $249,800 Active 684-char remark

   Show marketing remark (684 chars)

   Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

6. 2026-05-13
   listed $249,800 Active

   Show marketing remark (684 chars)

   Located in the heart of Hastings, this charming 2-story traditional home offers the perfect blend of classic character and everyday functionality. Featuring 4 spacious bedrooms and 2 full bathrooms, this home provides plenty of room for family, guests, or a home office setup. Enjoy the convenience of downtown living with local shops, restaurants, parks, and schools just minutes away. Inside, you'll find generous living spaces, timeless architectural details, and a layout designed for comfortable living and entertaining. Whether you're relaxing on the porch, hosting gatherings, or enjoying everything Hastings has to offer, this home is full of opportunity and small-town charm.

7. 2022-09-27
   soldstatus $180,000
8. 2022-09-15
   soldstatus $180,000 Sold
9. 2022-09-15
   soldstatus $180,000 Sold
10. 2022-09-02
    status Pending
11. 2022-08-21
    status Pending
12. 2022-08-21
    status Pending
13. 2022-08-16
    listed $172,000 Active
14. 2022-08-16
    listed $172,000
15. 2022-08-16
    listed $172,000 Active
16. 2018-06-06
    soldstatus $115,000
17. 2018-06-01
    soldstatus $115,000
18. 2018-06-01
    soldstatus $115,000 Sold
19. 2018-06-01
    soldstatus $115,000
20. 2018-04-29
    status Pending
21. 2018-04-24
    listed $115,000
22. 2018-04-24
    listed $115,000 Active
23. 2018-04-24
    listed $115,000
24. 2016-11-21
    soldstatus $86,600
25. 2016-11-16
    soldstatus $86,500
26. 2016-11-16
    soldstatus $86,500 Sold
27. 2016-09-09
    status Pending
28. 2016-08-22
    price $84,900
29. 2016-08-04
    price $99,999
30. 2016-06-22
    price $129,900
31. 2016-05-27
    listed $149,930 Active
32. 2016-05-25
    listed $84,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$13,993
• − Property taxes: −$3,747
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,267
• Taxable loss: −$1,106
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $3,202/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: Hastings Area School District
• NCES district ID: 2617970
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 48% ▼ -2.00%
• Median HH income: $48,478
• Composite: 34.71/100
• National rank: #5137
• State rank: #203 of 540 in MI

Livability — Hastings

• Score: 79/100
• State rank: #95
• US rank: #2201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hastings, MI
• City population: 19,513
• Population (ZIP): 19,513

Population outlook (Barry County) Hauer SSP2

• Today (2025): 59,601 people
• By 2030: 59,185 · -0.7%
• By 2040: 57,121 · -4.2%
• By 2050: 53,139 · -10.8%
• By 2075: 42,814 · -28.2%
• By 2100: 29,357 · -50.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 8% Romanian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+34.3) · D 32.1% · R 66.4% · Other 1.5%
• 2008→2024 swing: -24.6pp toward R · 2008: -9.8pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+32.5 2016: R+33.3 2012: R+18.1 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.56%
• Current HPI: 224.6353
• 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

+194.2% since first listed

32 events — show timeline

• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — SW Michigan MLS
• 2026-05-13 Listed $249,800 REALCOMP
• 2026-05-13 Listed $249,800 SW Michigan MLS
• 2026-05-13 Listed $249,800 MiRealSource-MiMLS
• 2022-09-27 Sold (Public Records) $180,000 Public Records
• 2022-09-15 Sold (MLS) $180,000 SW Michigan MLS
• 2022-09-15 Sold (MLS) $180,000 REALCOMP
• 2022-09-02 Pending — SW Michigan MLS
• 2022-08-21 Pending — SW Michigan MLS
• 2022-08-21 Pending — REALCOMP
• 2022-08-16 Listed $172,000 SW Michigan MLS
• 2022-08-16 Listed $172,000 MiRealSource-MiMLS
• 2022-08-16 Listed $172,000 REALCOMP
• 2018-06-06 Sold (Public Records) $115,000 Public Records
• 2018-06-01 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2018-06-01 Sold (MLS) $115,000 SW Michigan MLS
• 2018-06-01 Sold (MLS) $115,000 REALCOMP
• 2018-04-29 Pending — SW Michigan MLS
• 2018-04-24 Listed $115,000 MiRealSource-MiMLS
• 2018-04-24 Listed $115,000 SW Michigan MLS
• 2018-04-24 Listed $115,000 REALCOMP
• 2016-11-21 Sold (Public Records) $86,600 Public Records
• 2016-11-16 Sold (MLS) $86,500 SW Michigan MLS
• 2016-11-16 Sold (MLS) $86,500 REALCOMP
• 2016-09-09 Pending — SW Michigan MLS
• 2016-08-22 Price Changed $84,900 SW Michigan MLS
• 2016-08-04 Price Changed $99,999 SW Michigan MLS
• 2016-06-22 Price Changed $129,900 SW Michigan MLS
• 2016-05-27 Listed $149,930 SW Michigan MLS
• 2016-05-25 Listed $84,900 REALCOMP