529 N Michigan Ave · Hastings, MI 49058

$183,999

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 43 Days on market

Built 1876 8,712 sqft lot $159/sqft · 12% below area Est $206k · 11% under

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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).

• ARV discount +12.4/15.0
• Cash flow +12.1/30.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• 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

Charming and full of potential, this Hastings home offers a fantastic opportunity for buyers looking for comfort, convenience, and value. Located at 529 N Michigan Ave, this property is ideally situated close to downtown Hastings, local parks, schools, shopping, and restaurants while still offering a quiet neighborhood feel. Inside, you'll find a welcoming layout with functional living spaces, abundant natural light, and plenty of room to make the home your own. Whether you're a first-time buyer, someone looking to downsize, or an investor searching for a solid opportunity, this home offers flexibility and long-term potential. The backyard provides space to relax, entertain, garden, or simply enjoy the outdoors, while the convenient location makes commuting and everyday errands easy. With small-town charm and practical living wrapped into one property, this Hastings home is ready for its next chapter. Affordable homes in desirable locations are becoming harder to find, don't miss out.

Key facts

• Shopping
• Quiet neighborhood
• Schools

Tags

• CLOSE TO DOWNTOWN HASTINGS
• LOCAL PARKS
• SCHOOLS
• SHOPPING
• RESTAURANTS
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Traditional style; Single-family residence
• Construction: Wood siding exterior; Composition roof; Built in 1876
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: One full bathroom; Primary bathroom
• Heating & cooling: Forced air heating; Natural gas connected
• Interior features: Six total rooms; Formal dining area; Dining area; Family room; Living room; Recreation room; Den; Other flexible spaces
• Laundry & utility: Dedicated laundry room; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (15.2% below list).
• Recommended offer: $156k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $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 43 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $184k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1876 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,000 (15.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $206,381
• List price: $183,999
• Delta: -10.84%
• 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
617 E Thorn St	0.37mi	2/1.0	1,130 (-3%)	10mo	$165,000	$146	70
521 E State Rd	0.26mi	2/1.0	1,008 (-13%)	1mo	$225,000	$223	65
903 N Michigan Ave	0.23mi	3/1.0 (+1)	1,256 (+8%)	7mo	$215,000	$171	65
504 S Washington St	0.70mi	3/1.0 (+1)	1,192 (+3%)	6mo	$220,000	$185	53
418 S Dibble St	0.60mi	3/1.0 (+1)	1,200 (+3%)	11mo	$240,000	$200	52
615 E Mill St	0.40mi	3/2.0 (+1)	1,066 (-8%)	9mo	$192,500	$181	51
413 E Madison St	0.75mi	3/1.0 (+1)	1,232 (+6%)	1mo	$215,000	$175	49
603 E Bond St	0.73mi	2/1.0	1,052 (-9%)	2mo	$201,000	$191	48
1130 N Broadway St	0.49mi	3/1.0 (+1)	990 (-15%)	8mo	$210,000	$212	41
128 E Grand St	0.63mi	3/2.0 (+1)	1,316 (+13%)	3mo	$230,000	$175	36
421 W Grand St	0.71mi	2/1.0	1,312 (+13%)	11mo	$205,000	$156	36
1611 N Jefferson St	0.68mi	3/2.0 (+1)	1,293 (+12%)	13mo	$235,000	$182	29

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-35,791
• Equity at exit: $27,435

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-38,700
• Equity at exit: $15,909

Cash invested: $51,520 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$965
• Tax est. 1.5%: −$230 /mo · $2,760/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-95

Break-even live

Break-even rent $1,680

Max offer price $170,293

Occupancy floor —

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: $46,000
• Closing costs: $5,520
• 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	1.42mi

Listing history 33 events

1. 2026-06-19
   days on market $183,999 Active 43 DOM
2. 2026-06-18
   days on market $183,999 Active 42 DOM
3. 2026-06-17
   days on market $183,999 Active 41 DOM
4. 2026-06-16
   days on market $183,999 Active 40 DOM
5. 2026-06-15
   days on market $183,999 Active 39 DOM
6. 2026-06-14
   days on market $183,999 Active 37 DOM
7. 2026-06-13
   days on market $183,999 Active 36 DOM
8. 2026-06-10
   days on market $183,999 Active 34 DOM
9. 2026-06-09
   days on market $183,999 Active 33 DOM
10. 2026-06-08
    days on market $183,999 Active 32 DOM
11. 2026-06-07
    days on market $183,999 Active 31 DOM
12. 2026-06-02
    days on market $183,999 Active 26 DOM
13. 2026-06-01
    days on market $183,999 Active 25 DOM
14. 2026-05-31
    days on market $183,999 Active 24 DOM
15. 2026-05-30
    days on market $183,999 Active 23 DOM

    Show marketing remark (999 chars)

    Charming and full of potential, this Hastings home offers a fantastic opportunity for buyers looking for comfort, convenience, and value. Located at 529 N Michigan Ave, this property is ideally situated close to downtown Hastings, local parks, schools, shopping, and restaurants while still offering a quiet neighborhood feel. Inside, you'll find a welcoming layout with functional living spaces, abundant natural light, and plenty of room to make the home your own. Whether you're a first-time buyer, someone looking to downsize, or an investor searching for a solid opportunity, this home offers flexibility and long-term potential. The backyard provides space to relax, entertain, garden, or simply enjoy the outdoors, while the convenient location makes commuting and everyday errands easy. With small-town charm and practical living wrapped into one property, this Hastings home is ready for its next chapter. Affordable homes in desirable locations are becoming harder to find, don't miss out.

16. 2026-05-07
    listed $193,999 Active 999-char remark

    Show marketing remark (999 chars)

    Charming and full of potential, this Hastings home offers a fantastic opportunity for buyers looking for comfort, convenience, and value. Located at 529 N Michigan Ave, this property is ideally situated close to downtown Hastings, local parks, schools, shopping, and restaurants while still offering a quiet neighborhood feel. Inside, you'll find a welcoming layout with functional living spaces, abundant natural light, and plenty of room to make the home your own. Whether you're a first-time buyer, someone looking to downsize, or an investor searching for a solid opportunity, this home offers flexibility and long-term potential. The backyard provides space to relax, entertain, garden, or simply enjoy the outdoors, while the convenient location makes commuting and everyday errands easy. With small-town charm and practical living wrapped into one property, this Hastings home is ready for its next chapter. Affordable homes in desirable locations are becoming harder to find, don't miss out.

17. 2026-05-07
    listed $193,999 Active 999-char remark

    Show marketing remark (999 chars)

    Charming and full of potential, this Hastings home offers a fantastic opportunity for buyers looking for comfort, convenience, and value. Located at 529 N Michigan Ave, this property is ideally situated close to downtown Hastings, local parks, schools, shopping, and restaurants while still offering a quiet neighborhood feel. Inside, you'll find a welcoming layout with functional living spaces, abundant natural light, and plenty of room to make the home your own. Whether you're a first-time buyer, someone looking to downsize, or an investor searching for a solid opportunity, this home offers flexibility and long-term potential. The backyard provides space to relax, entertain, garden, or simply enjoy the outdoors, while the convenient location makes commuting and everyday errands easy. With small-town charm and practical living wrapped into one property, this Hastings home is ready for its next chapter. Affordable homes in desirable locations are becoming harder to find, don't miss out.

18. 2026-05-07
    listed $193,999 Active

    Show marketing remark (999 chars)

    Charming and full of potential, this Hastings home offers a fantastic opportunity for buyers looking for comfort, convenience, and value. Located at 529 N Michigan Ave, this property is ideally situated close to downtown Hastings, local parks, schools, shopping, and restaurants while still offering a quiet neighborhood feel. Inside, you'll find a welcoming layout with functional living spaces, abundant natural light, and plenty of room to make the home your own. Whether you're a first-time buyer, someone looking to downsize, or an investor searching for a solid opportunity, this home offers flexibility and long-term potential. The backyard provides space to relax, entertain, garden, or simply enjoy the outdoors, while the convenient location makes commuting and everyday errands easy. With small-town charm and practical living wrapped into one property, this Hastings home is ready for its next chapter. Affordable homes in desirable locations are becoming harder to find, don't miss out.

19. 2016-06-03
    soldstatus $68,900
20. 2016-05-27
    soldstatus $68,900
21. 2016-05-27
    soldstatus $68,900 Sold
22. 2016-05-12
    status Pending
23. 2016-04-14
    listed $69,900 Active
24. 2016-04-05
    listed $69,900
25. 2014-09-25
    historical
26. 2006-04-12
    soldstatus $56,000
27. 2006-04-12
    soldstatus $56,000
28. 2006-04-12
    soldstatus $54,320
29. 2006-03-14
    historical
30. 2005-09-14
    listed $56,900
31. 2005-09-14
    listed $69,900
32. 2005-09-14
    listed $56,900
33. 2005-09-14
    listed $69,900

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 77% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,720
• − Mortgage interest: −$10,307
• − Property taxes: −$2,760
• − Insurance: −$1,586
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$5,353
• Taxable loss: −$4,281
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $-109/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

+223.4% since first listed

21 events — show timeline

• 2026-05-30 Price Changed $183,999 MiRealSource-MiMLS
• 2026-05-29 Price Changed $183,999 REALCOMP
• 2026-05-29 Price Changed $183,999 SW Michigan MLS
• 2026-05-07 Listed $193,999 SW Michigan MLS
• 2026-05-07 Listed $193,999 REALCOMP
• 2026-05-07 Listed $193,999 MiRealSource-MiMLS
• 2016-06-03 Sold (Public Records) $68,900 Public Records
• 2016-05-27 Sold (MLS) $68,900 SW Michigan MLS
• 2016-05-27 Sold (MLS) $68,900 REALCOMP
• 2016-05-12 Pending — SW Michigan MLS
• 2016-04-14 Listed $69,900 SW Michigan MLS
• 2016-04-05 Listed $69,900 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2006-04-12 Sold (Public Records) $54,320 Public Records
• 2006-04-12 Sold (MLS) $56,000 REALCOMP
• 2006-04-12 Sold (MLS) $56,000 SW Michigan MLS
• 2006-03-14 Listing Removed — REALCOMP
• 2005-09-14 Listed $69,900 REALCOMP
• 2005-09-14 Listed $56,900 REALCOMP
• 2005-09-14 Listed $69,900 SW Michigan MLS
• 2005-09-14 Listed $56,900 SW Michigan MLS