3547 Goodwill Rd · Hastings, MI 49058

$185,000

3 bd · 1.0 ba · 1,696 sqft · SingleFamily public records · 23 Days on market

Built 1890 1.35 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• 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

Tucked away on nearly 1.5 peaceful acres in the Hastings School District, this 3-bedroom, 2-bath home offers a thoughtful layout and endless potential. Located just down the street from Thornapple Valley Church, the setting feels quiet, private, and surrounded by nature while still keeping you connected to town amenities. Inside, you'll find a functional floor plan with solid bones and an opportunity to bring your own vision to life. Whether you're an investor, DIY enthusiast, or buyer looking to create something special over time, this property is full of possibility. With space to spread out both inside and out, this is a rare chance to own acreage and build equity in a peaceful Hastings setting!

Key facts

• Solid bones
• Surrounded by nature
• 1.35 acre lot

Tags

• HASTINGS SCHOOL DISTRICT
• QUIET PRIVATE SETTING
• SURROUNDED BY NATURE
• FUNCTIONAL FLOOR PLAN
• SOLID BONES
• RARE CHANCE TO OWN ACREAGE

Property features AI

Exterior

• Parking: Carport (no attached garage)
• Utilities: Well water; Electricity available; Natural gas connected
• Home design: Single family residence; Residential property; Built in 1890
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Corner lot; Shed(s); Unimproved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Pantry; Partial basement; Nine total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $1 ($15/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 $162k (12.4% below list).
• Recommended offer: $162k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 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 $6k 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 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y 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 $98k; list at $185k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,996 (12.4% below list)

Questions for the listing agent

1. Built in 1890 — 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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-29,872
• Equity at exit: $27,584

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-25,808
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $1

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 95%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $185,000 Active 23 DOM
2. 2026-06-18
   days on market $185,000 Active 22 DOM
3. 2026-06-17
   days on market $185,000 Active 21 DOM
4. 2026-06-16
   days on market $185,000 Active 20 DOM
5. 2026-06-15
   days on market $185,000 Active 19 DOM
6. 2026-06-14
   days on market $185,000 Active 17 DOM
7. 2026-06-13
   days on market $185,000 Active 16 DOM
8. 2026-06-10
   days on market $185,000 Active 14 DOM
9. 2026-06-09
   days on market $185,000 Active 13 DOM
10. 2026-06-08
    days on market $185,000 Active 12 DOM
11. 2026-06-07
    statusdays on market $185,000 Active 11 DOM
12. 2026-05-22
    listed $185,000 Active 707-char remark

    Show marketing remark (707 chars)

    Tucked away on nearly 1.5 peaceful acres in the Hastings School District, this 3-bedroom, 2-bath home offers a thoughtful layout and endless potential. Located just down the street from Thornapple Valley Church, the setting feels quiet, private, and surrounded by nature while still keeping you connected to town amenities. Inside, you'll find a functional floor plan with solid bones and an opportunity to bring your own vision to life. Whether you're an investor, DIY enthusiast, or buyer looking to create something special over time, this property is full of possibility. With space to spread out both inside and out, this is a rare chance to own acreage and build equity in a peaceful Hastings setting!

13. 2026-05-22
    listed $185,000 Active 707-char remark

    Show marketing remark (707 chars)

    Tucked away on nearly 1.5 peaceful acres in the Hastings School District, this 3-bedroom, 2-bath home offers a thoughtful layout and endless potential. Located just down the street from Thornapple Valley Church, the setting feels quiet, private, and surrounded by nature while still keeping you connected to town amenities. Inside, you'll find a functional floor plan with solid bones and an opportunity to bring your own vision to life. Whether you're an investor, DIY enthusiast, or buyer looking to create something special over time, this property is full of possibility. With space to spread out both inside and out, this is a rare chance to own acreage and build equity in a peaceful Hastings setting!

14. 2026-05-22
    listed $185,000 Active

    Show marketing remark (707 chars)

    Tucked away on nearly 1.5 peaceful acres in the Hastings School District, this 3-bedroom, 2-bath home offers a thoughtful layout and endless potential. Located just down the street from Thornapple Valley Church, the setting feels quiet, private, and surrounded by nature while still keeping you connected to town amenities. Inside, you'll find a functional floor plan with solid bones and an opportunity to bring your own vision to life. Whether you're an investor, DIY enthusiast, or buyer looking to create something special over time, this property is full of possibility. With space to spread out both inside and out, this is a rare chance to own acreage and build equity in a peaceful Hastings setting!

15. 2010-11-17
    soldstatus $98,000
16. 2010-11-12
    soldstatus $98,000
17. 2010-11-12
    soldstatus $98,000
18. 2010-07-08
    listed $99,900
19. 2010-07-08
    listed $99,900
20. 2009-10-09
    soldstatus $87,400
21. 2009-09-28
    soldstatus $87,900
22. 2009-09-28
    soldstatus $87,900
23. 2009-09-27
    listed $87,500
24. 2009-09-27
    listed $87,500
25. 2009-05-27
    soldstatus $22,500
26. 2009-05-27
    soldstatus $22,500
27. 2009-05-27
    soldstatus $22,500
28. 2009-05-27
    soldstatus $22,500
29. 2009-04-07
    listed $24,900
30. 2009-04-07
    listed $24,900
31. 2009-04-07
    listed $24,900
32. 2009-04-07
    listed $24,900
33. 2000-06-08
    soldstatus $83,000
34. 2000-06-08
    soldstatus $83,000
35. 2000-06-08
    soldstatus $83,000
36. 2000-04-17
    listed $79,900
37. 2000-04-17
    listed $79,900
38. 1996-04-15
    soldstatus $55,900
39. 1996-04-15
    soldstatus $55,900
40. 1995-08-11
    listed $53,500
41. 1995-08-11
    listed $53,500

ⓘ 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: $19,440
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,382
• Taxable loss: −$3,115
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $763/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

• 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

+245.8% since first listed

30 events — show timeline

• 2026-05-22 Listed $185,000 SW Michigan MLS
• 2026-05-22 Listed $185,000 MiRealSource-MiMLS
• 2026-05-22 Listed $185,000 REALCOMP
• 2010-11-17 Sold (Public Records) $98,000 Public Records
• 2010-11-12 Sold (MLS) $98,000 REALCOMP
• 2010-11-12 Sold (MLS) $98,000 SW Michigan MLS
• 2010-07-08 Listed $99,900 REALCOMP
• 2010-07-08 Listed $99,900 SW Michigan MLS
• 2009-10-09 Sold (Public Records) $87,400 Public Records
• 2009-09-28 Sold (MLS) $87,900 REALCOMP
• 2009-09-28 Sold (MLS) $87,900 SW Michigan MLS
• 2009-09-27 Listed $87,500 REALCOMP
• 2009-09-27 Listed $87,500 SW Michigan MLS
• 2009-05-27 Sold (MLS) $22,500 REALCOMP
• 2009-05-27 Sold (MLS) $22,500 REALCOMP
• 2009-05-27 Sold (MLS) $22,500 SW Michigan MLS
• 2009-05-27 Sold (MLS) $22,500 SW Michigan MLS
• 2009-04-07 Listed $24,900 REALCOMP
• 2009-04-07 Listed $24,900 REALCOMP
• 2009-04-07 Listed $24,900 SW Michigan MLS
• 2009-04-07 Listed $24,900 SW Michigan MLS
• 2000-06-08 Sold (Public Records) $83,000 Public Records
• 2000-06-08 Sold (MLS) $83,000 REALCOMP
• 2000-06-08 Sold (MLS) $83,000 SW Michigan MLS
• 2000-04-17 Listed $79,900 REALCOMP
• 2000-04-17 Listed $79,900 SW Michigan MLS
• 1996-04-15 Sold (MLS) $55,900 REALCOMP
• 1996-04-15 Sold (MLS) $55,900 SW Michigan MLS
• 1995-08-11 Listed $53,500 REALCOMP
• 1995-08-11 Listed $53,500 SW Michigan MLS