100 Westwood St · Hillsdale, MI 49242

$159,000

4 bd · 2.0 ba · 2,551 sqft · SingleFamily public records · 92 Days on market

Built 1930 0.27 ac lot $62/sqft · 25% below area Est $212k · 25% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

Key facts

• Large bonus area
• Nearby park
• High ceilings

Tags

• HIGH CEILINGS
• LARGE BONUS AREA
• BEAUTIFULLY LANDSCAPED
• NEARBY PARK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.7% in Hillsdale — 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 75/100 on livability (#158 in MI, #4,063 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, commute F.
• Hillsdale Community Schools (town): math 26% / reading 38% proficiency, ranked #348 of 540 in MI (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Hillsdale County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Hillsdale County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $66k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $159k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $212,069
• List price: $159,000
• Delta: -25.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 W Bacon St	0.28mi	3/3.0 (-1)	2,632 (+3%)	11mo	$210,000	$80	63
12 Picardy Pl	0.41mi	3/2.0 (-1)	2,282 (-10%)	11mo	$269,900	$118	49
95 S West St	0.56mi	3/2.0 (-1)	2,200 (-14%)	3mo	$200,000	$91	44
28 Highland Ave	0.17mi	3/1.5 (-1)	2,175 (-15%)	22mo	$310,000	$143	42
122 S Howell St	0.72mi	4/2.0	2,773 (+9%)	14mo	$325,000	$117	40
64 W Hallett St	0.64mi	3/2.0 (-1)	2,406 (-6%)	19mo	$230,000	$96	40
221 N Manning St	0.74mi	3/2.5 (-1)	2,770 (+9%)	5mo	$925,000	$334	40
14 Mcclellan St	0.58mi	5/2.0 (+1)	2,200 (-14%)	13mo	$198,000	$90	34

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,353
• Equity at exit: $23,707

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $15,183
• Equity at exit: $13,747

Cash invested: $44,520 (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 49242

• Home prices YoY: -31.2%
• Active inventory: 80
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $273

Break-even live

Break-even rent $1,365

Max offer price $159,000

Occupancy floor 79%

Sensitivity live

Price	-10% $363	-5% $318	+0% $273	+5% $228	+10% $183
Rent	-10% $138	-5% $206	+0% $273	+5% $341	+10% $408
Rate	-1.0pp $353	-0.5pp $314	base $273	+0.5pp $232	+1.0pp $190

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E Bacon St Unit 4 Hillsdale, MI	3.0	1.0	2000	$2,100	$1.05	45d	1	1.16mi

Listing history 41 events

1. 2026-06-21
   days on market $159,000 Active 92 DOM
2. 2026-06-19
   days on market $159,000 Active 90 DOM
3. 2026-06-18
   days on market $159,000 Active 89 DOM
4. 2026-06-17
   days on market $159,000 Active 88 DOM
5. 2026-06-16
   days on market $159,000 Active 87 DOM
6. 2026-06-15
   days on market $159,000 Active 86 DOM
7. 2026-06-14
   days on market $159,000 Active 84 DOM
8. 2026-06-12
   days on market $159,000 Active 83 DOM
9. 2026-06-09
   days on market $159,000 Active 80 DOM
10. 2026-06-08
    days on market $159,000 Active 79 DOM
11. 2026-06-07
    pricedays on market $159,000 Active 78 DOM
12. 2026-06-04
    days on market $179,000 Active 74 DOM
13. 2026-06-02
    days on market $179,000 Active 73 DOM
14. 2026-06-01
    days on market $179,000 Active 72 DOM
15. 2026-05-31
    days on market $179,000 Active 71 DOM
16. 2026-05-31
    days on market $179,000 Active 70 DOM
17. 2026-05-15
    historical Keep Showing-Contgcy Appl 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

18. 2026-05-15
    historical Active Under Contract 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

19. 2026-05-15
    historical Active - Contingent

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

20. 2026-05-06
    price $179,000 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

21. 2026-05-05
    price $179,000 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

22. 2026-05-05
    price $179,000

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

23. 2026-03-29
    price $199,900 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

24. 2026-03-28
    price $199,900 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

25. 2026-03-28
    price $199,900

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

26. 2026-03-21
    listed $225,000 Active 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

27. 2026-03-21
    listed $225,000 Active 744-char remark

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

28. 2026-03-21
    listed $225,000 Active

    Show marketing remark (744 chars)

    Motivated Seller!- Step into this inviting 3-4 bedroom, 2-bath home featuring high ceilings that create an open, airy feel throughout. Fall in love with the original hardwood floors. Perfect for both everyday living and entertaining, the spacious layout includes a large bonus area ideal for family gatherings, game nights, or a cozy media space. The front is beautifully landscaped with a variety of flowering trees, plants, and bushes that add color and charm. Located just minutes from a nearby park, you'll enjoy the perfect blend of comfort, convenience, and outdoor lifestyle. This home offers the space and flexibility you've been looking for--don't miss your chance to make it yours! Home is for sale only- no renting or land contracts.

29. 2015-05-08
    soldstatus $70,000
30. 2015-05-08
    soldstatus $70,000
31. 2015-05-08
    soldstatus $70,000
32. 2015-05-08
    soldstatus $70,000
33. 2015-04-01
    historical
34. 2015-02-23
    listed $74,900
35. 2015-02-23
    listed $74,900
36. 2015-02-23
    listed $74,900
37. 2014-10-03
    historical
38. 2014-10-03
    historical
39. 2014-04-29
    listed $84,900
40. 2014-04-29
    listed $84,900
41. 2014-04-29
    listed $84,900

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,292 · $191/mo
• Expected delta: +$156/yr (+$13/mo · 7.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $20,525
• − Mortgage interest: −$8,906
• − Property taxes: −$2,136
• − Insurance: −$795
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,625
• Taxable income: $778
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $3,091/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: Hillsdale Community Schools
• NCES district ID: 2618390
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,652
• Composite: 26.73/100
• National rank: #7143
• State rank: #348 of 540 in MI

Livability — Hillsdale

• Score: 75/100
• State rank: #158
• US rank: #4063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hillsdale, MI
• County: Hillsdale County · 14,750 people
• City population: 14,750
• Metro: Hillsdale, MI
• Population (ZIP): 14,750
• Household income: $61,029
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 349.0

Population outlook (Hillsdale County) Hauer SSP2

• Today (2025): 43,704 people
• By 2030: 41,996 · -3.9%
• By 2040: 38,019 · -13.0%
• By 2050: 34,095 · -22.0%
• By 2075: 25,897 · -40.7%
• By 2100: 18,746 · -57.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Hillsdale

• 2024 margin: Solid R (+51.4) · D 23.7% · R 75.1% · Other 1.2%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.0pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+47.9 2016: R+46.8 2012: R+24.2 2008: R+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.04%
• Current HPI: 231.5167
• Rent YoY: —
• Metro: Hillsdale, MI
• 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

+110.8% since first listed

25 events — show timeline

• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-15 Contingent — REALCOMP
• 2026-05-15 Contingent — SW Michigan MLS
• 2026-05-06 Price Changed $179,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $179,000 REALCOMP
• 2026-05-05 Price Changed $179,000 SW Michigan MLS
• 2026-03-29 Price Changed $199,900 MiRealSource-MiMLS
• 2026-03-28 Price Changed $199,900 REALCOMP
• 2026-03-28 Price Changed $199,900 SW Michigan MLS
• 2026-03-21 Listed $225,000 SW Michigan MLS
• 2026-03-21 Listed $225,000 REALCOMP
• 2026-03-21 Listed $225,000 MiRealSource-MiMLS
• 2015-05-08 Sold (Public Records) $70,000 Public Records
• 2015-05-08 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2015-05-08 Sold (MLS) $70,000 SW Michigan MLS
• 2015-05-08 Sold (MLS) $70,000 REALCOMP
• 2015-04-01 Listing Removed — MiRealSource-MiMLS
• 2015-02-23 Listed $74,900 MiRealSource-MiMLS
• 2015-02-23 Listed $74,900 SW Michigan MLS
• 2015-02-23 Listed $74,900 REALCOMP
• 2014-10-03 Listing Removed — MiRealSource-MiMLS
• 2014-10-03 Listing Removed — SW Michigan MLS
• 2014-04-29 Listed $84,900 REALCOMP
• 2014-04-29 Listed $84,900 MiRealSource-MiMLS
• 2014-04-29 Listed $84,900 SW Michigan MLS

Property tax history

+2.1%/yr

Latest (2025): $2,136 · -15.0% YoY. Source: county tax records.