1203 N Boltwood St · Hastings, MI 49058

$239,900

4 bd · 1.5 ba · 1,728 sqft · SingleFamily public records · 11 Days on market

Built 1955 8,712 sqft lot Est $245k · 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 +20.4/30.0
• ARV discount +8.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Welcome to 1203 N Boltwood Street! Perfectly situated within the City of Hastings, this 1955 home represents an incredible, high-value opportunity for buyers seeking small-town charm while remaining an easy 42-minute commute south of Grand Rapids. From the moment you step through the front entry, you'll love the warm wood flooring anchoring the main living space. The home's architectural design makes exceptional use of space and functionality throughout. Just a few steps up from the living area, you will find three bright bedrooms--including the primary--and a beautifully updated full bathroom. Head down to the lower level to find an inviting kitchen and dedicated eating area. Perfectly situated right off the kitchen side entry is a convenient laundry zone, a fourth bedroom, and a half bath--offering an excellent layout for guests, a teen suite, or a quiet home office. The true showstopper of this property is its rare double-basement configuration. While one side neatly houses the mechanicals, the opposite side reveals a massive potential living area located entirely under the garage! Flooded with natural light from multiple windows and equipped with a sturdy workbench, this space is a dream come true for hobbyists, makers, or anyone looking to create the ultimate multi-purpose retreat, home gym, or creative studio. You can access this versatile space through the spacious 3-season room, a flexible area that adapts to your lifestyle. Step outside into an ideal outdoor living space, featuring a fantastic patio with a built-in fire pit, a good-sized fenced backyard perfect for pets or play, and an attached 2-stall garage. Rest easy knowing the most expensive updates have already been handled for you: the roof was replaced in 2022, and the furnace is approximately 6 years old. This beautiful home is completely turn-key and ready for its next chapter!

Key facts

• Wood flooring
• Inviting kitchen
• Laundry zone

Tags

• WOOD FLOORING
• ARCHITECTURAL DESIGN
• UPDATED FULL BATHROOM
• INVITING KITCHEN
• LAUNDRY ZONE
• DOUBLE-BASEMENT CONFIGURATION

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas for water heater
• Home design: Single-family residence; Residential property type; Paved road access; Living area approximately 1,728
• Construction: Built in 1955; Vinyl and wood siding; Asphalt roof; Partial basement
• Exterior features: Corner lot with sidewalk; Wooded lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Eat-in kitchen; Storm windows and screens; Window treatments
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 7.9% 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 17y 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 $208k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $245,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 N Michigan Ave	0.10mi	3/2.0 (-1)	1,652 (-4%)	1mo	$255,000	$154	80
407 E Lincoln St	0.14mi	4/1.5	1,900 (+10%)	0mo	$263,000	$138	76
236 E Lincoln St	0.15mi	4/1.0	1,827 (+6%)	8mo	$239,500	$131	75
636 E Colfax St	0.39mi	4/1.5	1,864 (+8%)	1mo	$260,000	$139	68
227 W Benson St	0.28mi	3/1.5 (-1)	1,930 (+12%)	2mo	$190,000	$98	61
532 N Michigan Ave	0.43mi	3/1.0 (-1)	1,597 (-8%)	3mo	$193,500	$121	58
303 E Colfax St	0.25mi	5/1.0 (+1)	1,496 (-13%)	2mo	$260,000	$174	57
1720 N Broadway	0.64mi	3/2.0 (-1)	1,700 (-2%)	7mo	$329,900	$194	54
520 E Thorn St	0.57mi	3/2.0 (-1)	1,608 (-7%)	2mo	$192,500	$120	53
348 W State Rd	0.53mi	3/1.5 (-1)	1,540 (-11%)	1mo	$256,500	$167	51
321 N Taffee Dr	0.69mi	4/2.0	1,564 (-10%)	6mo	$332,000	$212	45
615 W High St	0.73mi	3/2.0 (-1)	1,830 (+6%)	6mo	$260,000	$142	44

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,891
• Equity at exit: $35,770

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $9,385
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $313

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 82%

Sensitivity live

Price	-10% $479	-5% $396	+0% $313	+5% $230	+10% $147
Rent	-10% $116	-5% $215	+0% $313	+5% $412	+10% $510
Rate	-1.0pp $434	-0.5pp $374	base $313	+0.5pp $251	+1.0pp $188

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: $59,975
• Closing costs: $7,197
• 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	0.45mi

Listing history 29 events

1. 2026-06-02
   status $239,900 Pending 11 DOM
2. 2026-06-01
   days on market $239,900 Active 11 DOM
3. 2026-05-31
   days on market $239,900 Active 10 DOM
4. 2026-05-30
   days on market $239,900 Active 9 DOM
5. 2026-05-21
   listed $239,900 Active 1878-char remark

   Show marketing remark (962 chars)

   Welcome to 1203 N Boltwood Street! Perfectly situated within the City of Hastings, this 1955 home represents an incredible, high-value opportunity for buyers seeking small-town charm while remaining an easy 42-minute commute south of Grand Rapids. From the moment you step through the front entry, you'll love the warm wood flooring anchoring the main living space. The home's architectural design makes exceptional use of space and functionality throughout. Just a few steps up from the living area, you will find three bright bedrooms--including the primary--and a beautifully updated full bathroom. Head down to the lower level to find an inviting kitchen and dedicated eating area. Perfectly situated right off the kitchen side entry is a convenient laundry zone, a fourth bedroom, and a half bath--offering an excellent layout for guests, a teen suite, or a quiet home office. The true showstopper of this property is its rare double-basement configuration.

6. 2026-05-21
   listed $239,900 Active 962-char remark

   Show marketing remark (962 chars)

   Welcome to 1203 N Boltwood Street! Perfectly situated within the City of Hastings, this 1955 home represents an incredible, high-value opportunity for buyers seeking small-town charm while remaining an easy 42-minute commute south of Grand Rapids. From the moment you step through the front entry, you'll love the warm wood flooring anchoring the main living space. The home's architectural design makes exceptional use of space and functionality throughout. Just a few steps up from the living area, you will find three bright bedrooms--including the primary--and a beautifully updated full bathroom. Head down to the lower level to find an inviting kitchen and dedicated eating area. Perfectly situated right off the kitchen side entry is a convenient laundry zone, a fourth bedroom, and a half bath--offering an excellent layout for guests, a teen suite, or a quiet home office. The true showstopper of this property is its rare double-basement configuration.

7. 2026-05-21
   listed $239,900 Active

   Show marketing remark (962 chars)

   Welcome to 1203 N Boltwood Street! Perfectly situated within the City of Hastings, this 1955 home represents an incredible, high-value opportunity for buyers seeking small-town charm while remaining an easy 42-minute commute south of Grand Rapids. From the moment you step through the front entry, you'll love the warm wood flooring anchoring the main living space. The home's architectural design makes exceptional use of space and functionality throughout. Just a few steps up from the living area, you will find three bright bedrooms--including the primary--and a beautifully updated full bathroom. Head down to the lower level to find an inviting kitchen and dedicated eating area. Perfectly situated right off the kitchen side entry is a convenient laundry zone, a fourth bedroom, and a half bath--offering an excellent layout for guests, a teen suite, or a quiet home office. The true showstopper of this property is its rare double-basement configuration.

8. 2024-01-02
   soldstatus $208,050
9. 2023-12-27
   soldstatus $208,050 Sold
10. 2023-12-27
    soldstatus $208,050 Sold
11. 2023-12-27
    soldstatus $208,050 Closed
12. 2023-12-05
    status Pending
13. 2023-12-05
    status Pending
14. 2023-12-05
    status Pending
15. 2023-11-30
    listed $199,900 Active
16. 2023-11-30
    listed $199,900 Active
17. 2023-11-30
    listed $199,900 Active
18. 2019-03-18
    soldstatus $125,000
19. 2019-03-13
    soldstatus $125,000
20. 2019-03-13
    soldstatus $125,000 Sold
21. 2019-02-08
    status Pending
22. 2019-01-15
    listed $129,900
23. 2019-01-15
    listed $129,900 Active
24. 2019-01-15
    listed $129,900
25. 2009-10-08
    soldstatus $74,900
26. 2009-10-07
    soldstatus $74,900
27. 2009-10-07
    soldstatus $74,900
28. 2009-06-13
    listed $74,900
29. 2009-06-13
    listed $74,900

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,979
• Taxable loss: −$65
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $3,774/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

+220.3% since first listed

25 events — show timeline

• 2026-05-21 Listed $239,900 SW Michigan MLS
• 2026-05-21 Listed $239,900 MiRealSource-MiMLS
• 2026-05-21 Listed $239,900 REALCOMP
• 2024-01-02 Sold (Public Records) $208,050 Public Records
• 2023-12-27 Sold (MLS) $208,050 MiRealSource-MiMLS
• 2023-12-27 Sold (MLS) $208,050 SW Michigan MLS
• 2023-12-27 Sold (MLS) $208,050 REALCOMP
• 2023-12-05 Pending — REALCOMP
• 2023-12-05 Pending — MiRealSource-MiMLS
• 2023-12-05 Pending — SW Michigan MLS
• 2023-11-30 Listed $199,900 MiRealSource-MiMLS
• 2023-11-30 Listed $199,900 SW Michigan MLS
• 2023-11-30 Listed $199,900 REALCOMP
• 2019-03-18 Sold (Public Records) $125,000 Public Records
• 2019-03-13 Sold (MLS) $125,000 SW Michigan MLS
• 2019-03-13 Sold (MLS) $125,000 REALCOMP
• 2019-02-08 Pending — SW Michigan MLS
• 2019-01-15 Listed $129,900 MiRealSource-MiMLS
• 2019-01-15 Listed $129,900 SW Michigan MLS
• 2019-01-15 Listed $129,900 REALCOMP
• 2009-10-08 Sold (Public Records) $74,900 Public Records
• 2009-10-07 Sold (MLS) $74,900 REALCOMP
• 2009-10-07 Sold (MLS) $74,900 SW Michigan MLS
• 2009-06-13 Listed $74,900 REALCOMP
• 2009-06-13 Listed $74,900 SW Michigan MLS