535 E Hubble St · Hastings, MI 49058

$165,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 46 Days on market

Built 1950 8,712 sqft lot $164/sqft · 13% below area Est $212k · 22% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for upside, this 2-bedroom home offers a clean layout, solid square footage, and the kind of cosmetic value-add investors look for. The open floor plan and large bedrooms make it highly rentable or resale-friendly after light updates, without the risk or cost of a major rehab. With strong in-town location appeal and functional living space already in place, this is a straightforward project with clear margin potential. Inventory at this price point is limited, especially with layouts this usable - making this a compelling option for investors or buyers looking to force equity quickly.

Key facts

• Open floor plan
• 8,712 sq ft lot
• Built 1950

Tags

• OPEN FLOOR PLAN
• STRONG IN-TOWN LOCATION APPEAL
• FUNCTIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Wood siding construction
• Exterior features: Paved road access; Lot roughly 89 x 73 (0.2 acres)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and other rooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $156k (5.5% below list).
• Recommended offer: $156k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.0% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 46 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,000 (5.5% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $211,665
• List price: $165,000
• Delta: -22.05%
• 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
419 E South St	0.11mi	3/1.0 (+1)	988 (-2%)	10mo	$210,000	$213	78
603 E Bond St	0.29mi	2/1.0	1,052 (+4%)	2mo	$201,000	$191	77
838 S Dibble St	0.16mi	3/1.0 (+1)	1,050 (+4%)	6mo	$170,000	$162	75
513 E Madison St	0.23mi	3/1.0 (+1)	1,000 (-1%)	10mo	$184,000	$184	75
611 E Walnut St	0.41mi	2/1.0	975 (-3%)	7mo	$185,000	$190	70
411 E Green St	0.49mi	2/2.0	971 (-4%)	1mo	$160,000	$165	66
225 W Marshall St	0.50mi	3/1.0 (+1)	960 (-5%)	1mo	$225,000	$234	63
821 S Michigan Ave	0.34mi	3/2.0 (+1)	1,046 (+4%)	9mo	$185,000	$177	62
418 W Clinton St	0.65mi	3/1.0 (+1)	1,060 (+5%)	8mo	$200,000	$189	49
710 S Washington St	0.74mi	3/1.5 (+1)	1,064 (+6%)	6mo	$100,000	$94	44
1464 E Center Rd	0.74mi	3/1.0 (+1)	920 (-9%)	6mo	$153,000	$166	41
502 W Clinton St	0.70mi	3/1.0 (+1)	1,110 (+10%)	8mo	$220,000	$198	39

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-20,846
• Equity at exit: $24,602

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,502
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $92

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 89%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 Barfield Dr Hastings, MI	1.0–2.0	1.0–2.0	942	$1,560	$1.66	3d	12	0.41mi

Listing history 43 events

1. 2026-06-19
   days on market $165,000 Active 46 DOM
2. 2026-06-18
   days on market $165,000 Active 45 DOM
3. 2026-06-17
   days on market $165,000 Active 44 DOM
4. 2026-06-16
   days on market $165,000 Active 43 DOM
5. 2026-06-15
   days on market $165,000 Active 42 DOM
6. 2026-06-14
   days on market $165,000 Active 40 DOM
7. 2026-06-13
   days on market $165,000 Active 39 DOM
8. 2026-06-10
   days on market $165,000 Active 37 DOM
9. 2026-06-09
   days on market $165,000 Active 36 DOM
10. 2026-06-08
    days on market $165,000 Active 35 DOM
11. 2026-06-07
    days on market $165,000 Active 34 DOM
12. 2026-06-02
    days on market $165,000 Active 29 DOM
13. 2026-06-01
    days on market $165,000 Active 28 DOM
14. 2026-05-31
    days on market $165,000 Active 27 DOM
15. 2026-05-30
    days on market $165,000 Active 26 DOM
16. 2026-05-04
    listed $165,000 Active 602-char remark

    Show marketing remark (598 chars)

    Priced for upside, this 2-bedroom home offers a clean layout, solid square footage, and the kind of cosmetic value-add investors look for. The open floor plan and large bedrooms make it highly rentable or resale-friendly after light updates, without the risk or cost of a major rehab. With strong in-town location appeal and functional living space already in place, this is a straightforward project with clear margin potential. Inventory at this price point is limited, especially with layouts this usable - making this a compelling option for investors or buyers looking to force equity quickly.

17. 2026-05-04
    listed $165,000 Active 598-char remark

    Show marketing remark (598 chars)

    Priced for upside, this 2-bedroom home offers a clean layout, solid square footage, and the kind of cosmetic value-add investors look for. The open floor plan and large bedrooms make it highly rentable or resale-friendly after light updates, without the risk or cost of a major rehab. With strong in-town location appeal and functional living space already in place, this is a straightforward project with clear margin potential. Inventory at this price point is limited, especially with layouts this usable - making this a compelling option for investors or buyers looking to force equity quickly.

18. 2020-11-09
    soldstatus $100,000
19. 2020-10-09
    soldstatus $100,000

    Show marketing remark (408 chars)

    Welcome home to this spacious two bedroom one bath home in the heart of Hastings. This home has a great open floor plan with two large bedrooms and plenty of living space to entertain and enjoy. With a few cosmetic upgrades, this home offers the opportunity to build instant equity. This home also has an abundance of shaded outdoor living space and is located conveniently to all that Hastings has to offer.

20. 2020-10-09
    soldstatus $100,000 Sold

    Show marketing remark (408 chars)

    Welcome home to this spacious two bedroom one bath home in the heart of Hastings. This home has a great open floor plan with two large bedrooms and plenty of living space to entertain and enjoy. With a few cosmetic upgrades, this home offers the opportunity to build instant equity. This home also has an abundance of shaded outdoor living space and is located conveniently to all that Hastings has to offer.

21. 2020-08-24
    status Pending
22. 2020-08-17
    listed $110,000

    Show marketing remark (408 chars)

    Welcome home to this spacious two bedroom one bath home in the heart of Hastings. This home has a great open floor plan with two large bedrooms and plenty of living space to entertain and enjoy. With a few cosmetic upgrades, this home offers the opportunity to build instant equity. This home also has an abundance of shaded outdoor living space and is located conveniently to all that Hastings has to offer.

23. 2020-08-17
    listed $110,000 Active

    Show marketing remark (408 chars)

    Welcome home to this spacious two bedroom one bath home in the heart of Hastings. This home has a great open floor plan with two large bedrooms and plenty of living space to entertain and enjoy. With a few cosmetic upgrades, this home offers the opportunity to build instant equity. This home also has an abundance of shaded outdoor living space and is located conveniently to all that Hastings has to offer.

24. 2020-08-17
    listed $110,000

    Show marketing remark (408 chars)

    Welcome home to this spacious two bedroom one bath home in the heart of Hastings. This home has a great open floor plan with two large bedrooms and plenty of living space to entertain and enjoy. With a few cosmetic upgrades, this home offers the opportunity to build instant equity. This home also has an abundance of shaded outdoor living space and is located conveniently to all that Hastings has to offer.

25. 2018-11-13
    soldstatus $55,000
26. 2015-04-27
    historical
27. 2012-12-20
    soldstatus $32,250
28. 2012-12-20
    soldstatus $32,250
29. 2012-09-11
    listed $38,900
30. 2012-09-11
    listed $38,900
31. 2007-01-12
    soldstatus $79,000
32. 2007-01-08
    soldstatus $79,000
33. 2007-01-08
    soldstatus $79,000
34. 2006-10-20
    listed $75,000
35. 2006-10-20
    listed $75,000
36. 2006-09-07
    soldstatus $42,300
37. 2006-09-07
    soldstatus $42,300
38. 2006-07-31
    historical
39. 2006-07-25
    listed $52,500
40. 2006-07-25
    listed $52,500
41. 2006-04-25
    listed $52,500
42. 2006-04-25
    listed $52,500
43. 2005-08-04
    soldstatus $68,039

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 16 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: $18,720
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,800
• Taxable loss: −$1,618
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $1,494/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

+142.5% since first listed

28 events — show timeline

• 2026-05-04 Listed $165,000 REALCOMP
• 2026-05-04 Listed $165,000 MiRealSource-MiMLS
• 2020-11-09 Sold (Public Records) $100,000 Public Records
• 2020-10-09 Sold (MLS) $100,000 SW Michigan MLS
• 2020-10-09 Sold (MLS) $100,000 REALCOMP
• 2020-08-24 Pending — SW Michigan MLS
• 2020-08-17 Listed $110,000 MiRealSource-MiMLS
• 2020-08-17 Listed $110,000 SW Michigan MLS
• 2020-08-17 Listed $110,000 REALCOMP
• 2018-11-13 Sold (Public Records) $55,000 Public Records
• 2015-04-27 Listing Removed — SW Michigan MLS
• 2012-12-20 Sold (MLS) $32,250 REALCOMP
• 2012-12-20 Sold (MLS) $32,250 SW Michigan MLS
• 2012-09-11 Listed $38,900 REALCOMP
• 2012-09-11 Listed $38,900 SW Michigan MLS
• 2007-01-12 Sold (Public Records) $79,000 Public Records
• 2007-01-08 Sold (MLS) $79,000 REALCOMP
• 2007-01-08 Sold (MLS) $79,000 SW Michigan MLS
• 2006-10-20 Listed $75,000 REALCOMP
• 2006-10-20 Listed $75,000 SW Michigan MLS
• 2006-09-07 Sold (MLS) $42,300 REALCOMP
• 2006-09-07 Sold (MLS) $42,300 SW Michigan MLS
• 2006-07-31 Listing Removed — REALCOMP
• 2006-07-25 Listed $52,500 REALCOMP
• 2006-07-25 Listed $52,500 SW Michigan MLS
• 2006-04-25 Listed $52,500 REALCOMP
• 2006-04-25 Listed $52,500 SW Michigan MLS
• 2005-08-04 Sold (Public Records) $68,039 Public Records