115 W North St · Hastings, MI 49058

$272,900

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.33 ac lot Est $225k · 21% over

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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 +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 115 W North Street! This well-cared-for 3-bedroom, 1-bath home offers approximately 1,365 square feet of living space and sits on an impressive . 328-acre lot within the City of Hastings. Pride of ownership is evident throughout, with numerous updates completed in recent years including a new roof, new driveway, newer concrete patio, and newer washer and dryer. Step outside and enjoy the large backyard, perfect for entertaining, relaxing, or simply enjoying the extra outdoor space. The landscaping has been meticulously maintained, adding to the home's curb appeal and overall charm. A spacious 2-stall garage provides plenty of room for vehicles, tools, and storage. Conveniently located just minutes from downtown Hastings and only a few blocks from a local golf course, this home offers a great combination of comfort, convenience, and value. Don't miss your opportunity to make this beautiful property your next home!

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas connected
• Home design: Ranch-style single-family residence; One story
• Construction: Built in 1970; Aluminum siding, brick and stone exterior; Shingle/composition roof; Full basement foundation
• Exterior features: Lot is approximately 0.33 acres; Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Fireplace; 7 total rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $250k (8.6% below list).
• Recommended offer: $250k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.2% 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: 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.
• Zoned schools: Northeastern Elementary School (math 42% / reading 47%, grade F, #484 of 1,397 statewide, top 38%, 302 students, 56% FRL); Hastings Middle School (math 32% / reading 48%, grade F, #211 of 493 statewide, top 43%, 574 students, 56% FRL); Hastings High School (math 27% / reading 52%, grade F, #304 of 713 statewide, top 46%, 801 students, 48% FRL).
• Market conditions: 141 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 25y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $230k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $249,500 (8.6% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $225,225
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 N Jefferson St	0.07mi	3/2.0	1,293 (-5%)	13mo	$235,000	$182	73
515 E William St	0.47mi	3/1.5	1,373 (+1%)	8mo	$270,000	$197	68
104 W Grant St	0.51mi	3/1.0	1,367 (+0%)	12mo	$179,000	$131	66
727 N East St	0.68mi	3/1.0	1,384 (+1%)	7mo	$174,000	$126	60
903 N Michigan Ave	0.51mi	3/1.0	1,256 (-8%)	7mo	$215,000	$171	58
101 W Colfax St	0.54mi	4/2.0 (+1)	1,362 (-0%)	20mo	$225,000	$165	49
208 W Grant St	0.51mi	3/1.5	1,236 (-10%)	15mo	$200,000	$162	46
330 E Francis St	0.35mi	3/2.0	1,508 (+10%)	20mo	$230,000	$153	46
348 W State Rd	0.68mi	3/1.5	1,540 (+13%)	1mo	$256,500	$167	44
411 E Blair St	0.68mi	3/1.0	1,300 (-5%)	22mo	$215,000	$165	42
409 E Colfax St	0.62mi	3/1.0	1,200 (-12%)	18mo	$195,000	$163	36
401 E State Rd	0.73mi	3/2.0	1,568 (+15%)	10mo	$250,000	$159	28

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-38,764
• Equity at exit: $40,690

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-26,623
• Equity at exit: $23,595

Cash invested: $76,412 (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: 141
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,094/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $85

Break-even live

Break-even rent $2,387

Max offer price $272,900

Occupancy floor 92%

Sensitivity live

Price	-10% $274	-5% $179	+0% $85	+5% $-9	+10% $-103
Rent	-10% $-112	-5% $-13	+0% $85	+5% $184	+10% $282
Rate	-1.0pp $223	-0.5pp $155	base $85	+0.5pp $14	+1.0pp $-58

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: $68,225
• Closing costs: $8,187
• 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	5d	1	0.51mi

Listing history 35 events

1. 2026-06-03
   status $272,900 Pending 1 DOM
2. 2026-06-01
   statusdays on market $272,900 Active 1 DOM
3. 2026-05-31
   days on market $272,900 Coming Soon 2 DOM
4. 2026-05-29
   historical $272,900 937-char remark

   Show marketing remark (937 chars)

   Welcome to 115 W North Street! This well-cared-for 3-bedroom, 1-bath home offers approximately 1,365 square feet of living space and sits on an impressive . 328-acre lot within the City of Hastings. Pride of ownership is evident throughout, with numerous updates completed in recent years including a new roof, new driveway, newer concrete patio, and newer washer and dryer. Step outside and enjoy the large backyard, perfect for entertaining, relaxing, or simply enjoying the extra outdoor space. The landscaping has been meticulously maintained, adding to the home's curb appeal and overall charm. A spacious 2-stall garage provides plenty of room for vehicles, tools, and storage. Conveniently located just minutes from downtown Hastings and only a few blocks from a local golf course, this home offers a great combination of comfort, convenience, and value. Don't miss your opportunity to make this beautiful property your next home!

5. 2026-05-29
   historical $272,900

   Show marketing remark (937 chars)

   Welcome to 115 W North Street! This well-cared-for 3-bedroom, 1-bath home offers approximately 1,365 square feet of living space and sits on an impressive . 328-acre lot within the City of Hastings. Pride of ownership is evident throughout, with numerous updates completed in recent years including a new roof, new driveway, newer concrete patio, and newer washer and dryer. Step outside and enjoy the large backyard, perfect for entertaining, relaxing, or simply enjoying the extra outdoor space. The landscaping has been meticulously maintained, adding to the home's curb appeal and overall charm. A spacious 2-stall garage provides plenty of room for vehicles, tools, and storage. Conveniently located just minutes from downtown Hastings and only a few blocks from a local golf course, this home offers a great combination of comfort, convenience, and value. Don't miss your opportunity to make this beautiful property your next home!

6. 2023-08-22
   soldstatus $230,000
7. 2023-08-09
   soldstatus $230,000 Sold
8. 2023-08-09
   soldstatus $230,000 Closed
9. 2023-08-09
   soldstatus $230,000 Sold
10. 2023-06-11
    status Pending
11. 2023-06-11
    status Pending
12. 2023-06-11
    status Pending
13. 2023-06-08
    listed $229,900 Active
14. 2023-06-08
    listed $229,900 Active
15. 2023-06-08
    listed $229,900 Active
16. 2018-07-05
    soldstatus $110,000
17. 2015-04-27
    historical
18. 2014-10-14
    soldstatus $76,000
19. 2013-12-18
    soldstatus $76,000
20. 2009-07-28
    soldstatus $50,126
21. 2009-07-28
    soldstatus $50,126
22. 2009-06-12
    listed $58,000
23. 2009-06-12
    listed $58,000
24. 2001-12-06
    soldstatus $125,000
25. 2001-12-06
    soldstatus $125,000
26. 2001-12-06
    soldstatus $125,000
27. 2001-10-30
    historical
28. 2001-10-30
    historical
29. 2001-08-15
    listed $129,900
30. 2001-08-15
    listed $129,900
31. 2001-08-15
    listed $129,900
32. 2001-08-15
    listed $129,900
33. 2001-08-06
    historical
34. 2001-03-06
    listed $129,900
35. 2001-03-06
    listed $129,900

ⓘ 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 · 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: $29,940
• − Mortgage interest: −$15,287
• − Property taxes: −$4,094
• − Insurance: −$1,364
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,939
• Taxable loss: −$3,534
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $1,869/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

+110.1% since first listed

32 events — show timeline

• 2026-05-29 Coming Soon $272,900 MiRealSource-MiMLS
• 2026-05-29 Coming Soon $272,900 SW Michigan MLS
• 2023-08-22 Sold (Public Records) $230,000 Public Records
• 2023-08-09 Sold (MLS) $230,000 SW Michigan MLS
• 2023-08-09 Sold (MLS) $230,000 MiRealSource-MiMLS
• 2023-08-09 Sold (MLS) $230,000 REALCOMP
• 2023-06-11 Pending — MiRealSource-MiMLS
• 2023-06-11 Pending — REALCOMP
• 2023-06-11 Pending — SW Michigan MLS
• 2023-06-08 Listed $229,900 SW Michigan MLS
• 2023-06-08 Listed $229,900 MiRealSource-MiMLS
• 2023-06-08 Listed $229,900 REALCOMP
• 2018-07-05 Sold (Public Records) $110,000 Public Records
• 2015-04-27 Listing Removed — SW Michigan MLS
• 2014-10-14 Sold (Public Records) $76,000 Public Records
• 2013-12-18 Sold (Public Records) $76,000 Public Records
• 2009-07-28 Sold (MLS) $50,126 REALCOMP
• 2009-07-28 Sold (MLS) $50,126 SW Michigan MLS
• 2009-06-12 Listed $58,000 REALCOMP
• 2009-06-12 Listed $58,000 SW Michigan MLS
• 2001-12-06 Sold (Public Records) $125,000 Public Records
• 2001-12-06 Sold (MLS) $125,000 REALCOMP
• 2001-12-06 Sold (MLS) $125,000 SW Michigan MLS
• 2001-10-30 Listing Removed — SW Michigan MLS
• 2001-10-30 Listing Removed — REALCOMP
• 2001-08-15 Listed $129,900 SW Michigan MLS
• 2001-08-15 Listed $129,900 REALCOMP
• 2001-08-15 Listed $129,900 REALCOMP
• 2001-08-15 Listed $129,900 SW Michigan MLS
• 2001-08-06 Listing Removed — REALCOMP
• 2001-03-06 Listed $129,900 REALCOMP
• 2001-03-06 Listed $129,900 SW Michigan MLS