25 W South St · Hartford, MI 49057

$119,900

3 bd · 2.0 ba · 2,363 sqft · SingleFamily · 183 Days on market

Built 1930 0.35 ac lot Est $206k · 42% under ↓ 20% since listing

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

Key facts

• Separate entrance
• Full basement
• Corner lot

Tags

• CORNER LOT
• FULL BASEMENT
• SEPARATE ENTRANCE
• FLEXIBLE LIVING OPTIONS
• LESS THAN 1 MILE TO 94

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Traditional single-family residence; Residential property
• Construction: Built in 1930; Aluminum siding; Shingle roof
• Exterior features: Corner lot with sidewalk; Paved road access; Public water

Interior

• Kitchen: Kitchen (main); Second kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: 10 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#451 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• Hartford Public Schools (town): math 14% / reading 26% proficiency, ranked #469 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 165 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Van Buren County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1930 — 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 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?
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: 1.04% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $205,581
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 W Shepard St	0.06mi	4/1.5 (+1)	2,285 (-3%)	1mo	$205,000	$90	83
315 E Linden St	0.31mi	3/2.0	2,256 (-4%)	8mo	$135,000	$60	71
227 N Edwin St	0.55mi	3/1.0	2,316 (-2%)	6mo	$67,000	$29	62
123 Bennett Ave	0.56mi	3/2.0	2,528 (+7%)	14mo	$280,000	$111	50
120 Paras Hill Dr	0.72mi	3/1.5	2,696 (+14%)	15mo	$235,000	$87	29
129 Paras Hill Dr	0.74mi	4/2.0 (+1)	2,647 (+12%)	17mo	$190,000	$72	26

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,835
• Equity at exit: $17,877

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,121
• Equity at exit: $10,367

Cash invested: $33,572 (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 49057

• Home prices YoY: -28.2%
• Active inventory: 25
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $182

Break-even live

Break-even rent $1,020

Max offer price $119,900

Occupancy floor 80%

Sensitivity live

Price	-10% $250	-5% $216	+0% $182	+5% $148	+10% $114
Rent	-10% $83	-5% $133	+0% $182	+5% $231	+10% $281
Rate	-1.0pp $242	-0.5pp $212	base $182	+0.5pp $151	+1.0pp $119

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-05
   statusdays on market $119,900 Pending 183 DOM
2. 2026-06-04
   days on market $119,900 Active - Backup Offers Accepted 182 DOM
3. 2026-06-02
   days on market $119,900 Active - Backup Offers Accepted 181 DOM
4. 2026-06-01
   days on market $119,900 Active - Backup Offers Accepted 180 DOM
5. 2026-05-31
   days on market $119,900 Active - Backup Offers Accepted 179 DOM
6. 2026-05-31
   days on market $119,900 Active - Backup Offers Accepted 178 DOM
7. 2026-01-12
   historical Active Under Contract 778-char remark

   Show marketing remark (778 chars)

   Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

8. 2026-01-12
   historical Accepting Backup Offers 778-char remark

   Show marketing remark (778 chars)

   Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

9. 2026-01-12
   historical Active - Backup Offers Accepted

   Show marketing remark (778 chars)

   Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

10. 2025-12-03
    listed $119,900 Active 778-char remark

    Show marketing remark (778 chars)

    Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

11. 2025-12-03
    listed $119,900 Active 778-char remark

    Show marketing remark (778 chars)

    Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

12. 2025-12-03
    listed $119,900 Active

    Show marketing remark (778 chars)

    Calling all investors and DIY enthusiasts! This expansive 3 bedroom, 2 full bath home, nestled on a corner lot in Hartford, presents a fantastic opportunity for renovation and customization. With 2,363 sq ft of living space, a 2-stall garage and a full basement, there's plenty of room to expand and enhance. The unique layout offers a main level with 2 bedrooms and a full bath, kitchen, large dining and living room. The upper level with a separate entrance offers a full kitchen, bath, bedroom and a walk in attic, providing flexible living options. Sold ''as is, '' bring your vision and unlock this property's full potential! Conveniently located less than 2 blocks from downtown, .6 miles to the High School and less than 1 mile to 94. Call today for your private showing!

13. 2025-09-11
    status Active
14. 2025-09-11
    historical
15. 2025-09-10
    historical
16. 2025-09-10
    historical
17. 2025-08-15
    price $119,900
18. 2025-08-14
    price $119,900
19. 2025-08-14
    price $119,900
20. 2025-03-10
    listed $149,988 Active
21. 2025-03-10
    listed $149,988 Active

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,686 · $140/mo
• Expected delta: +$161/yr (+$13/mo · 10.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,004
• − Mortgage interest: −$6,716
• − Property taxes: −$1,525
• − Insurance: −$600
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,488
• Taxable income: $275
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,118/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: Hartford Public Schools
• NCES district ID: 2617880
• Math proficiency: 14% ▼ -1.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $38,924
• Composite: 16.81/100
• National rank: #9154
• State rank: #469 of 540 in MI

Livability — Hartford

• Score: 65/100
• State rank: #451
• US rank: #12656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, MI
• Population (ZIP): 6,405

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 71,479 people
• By 2030: 68,693 · -3.9%
• By 2040: 62,093 · -13.1%
• By 2050: 55,232 · -22.7%
• By 2075: 40,786 · -42.9%
• By 2100: 27,785 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 34% Two or more races 16% Native American 3% Black 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Romanian 2% Iranian 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 72% English-only · Spanish 28%

Political lean MEDSL · Van Buren

• 2024 margin: R (+15.1) · D 41.7% · R 56.9% · Other 1.4%
• 2008→2024 swing: -23.9pp toward R · 2008: 8.8pp · 2024: -15.1pp
• All cycles: 2024: R+15.1 2020: R+12.3 2016: R+13.9 2012: D+0.5 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.22%
• Current HPI: 183.7019
• 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

-20.1% since first listed

15 events — show timeline

• 2026-01-12 Contingent — REALCOMP
• 2026-01-12 Contingent — MiRealSource-MiMLS
• 2026-01-12 Contingent — SW Michigan MLS
• 2025-12-03 Listed $119,900 SW Michigan MLS
• 2025-12-03 Listed $119,900 MiRealSource-MiMLS
• 2025-12-03 Listed $119,900 REALCOMP
• 2025-09-11 Relisted — REALCOMP
• 2025-09-11 Listing Removed — MiRealSource-MiMLS
• 2025-09-10 Listing Removed — REALCOMP
• 2025-09-10 Listing Removed — REALCOMP
• 2025-08-15 Price Changed $119,900 MiRealSource-MiMLS
• 2025-08-14 Price Changed $119,900 REALCOMP
• 2025-08-14 Price Changed $119,900 SW Michigan MLS
• 2025-03-10 Listed $149,988 MiRealSource-MiMLS
• 2025-03-10 Listed $149,988 REALCOMP

Property tax history

+4.6%/yr

Latest (2024): $1,525 · -2.1% YoY. Source: county tax records.