715 E Lincoln St · Hastings, MI 49058

$245,000

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 2 Days on market

Built 1984 0.26 ac lot Est $215k · 14% 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom, 1 bath quad-level offering multiple living areas and plenty of storage. The main floor features a welcoming living room, kitchen with appliances included, and an eating area with a newly added walk-in-pantry with lighting. A French door leads to the back deck overlooking the large, private, mostly fenced backyard. Upstairs you'll find three comfortable size bedrooms and a full bath. The lower level offers a second living room or rec room, providing additional space for relaxing, hobbies, or gatherings. The basement includes a laundry room, a work room or workout room , mechanical room and a non-conforming bedroom or office. Additional features include central air, an attached garage, three large storage sheds for extra storage and a convenient location close to schools, parks, and everyday amenities. Schedule your private showing today!

Key facts

• Second living room
• Work room
• Private backyard

Tags

• WALK-IN-PANTRY
• BACK DECK
• PRIVATE BACKYARD
• SECOND LIVING ROOM
• WORK ROOM
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Facing direction: not specified
• Construction: Built in 1984; Vinyl siding; Composition roof; Partial basement
• Exterior features: Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Eat-in kitchen; Pantry; Bay/Bow window
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Cap rate 7.7% 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 27y 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 $135k; list at $245k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $245,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $214,840
• 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	0.42mi	3/2.0	1,652 (+1%)	1mo	$255,000	$154	74
520 E Thorn St	0.45mi	3/2.0	1,608 (-2%)	2mo	$192,500	$120	70
532 N Michigan Ave	0.53mi	3/1.0	1,597 (-3%)	3mo	$193,500	$121	68
401 E State Rd	0.37mi	3/2.0	1,568 (-4%)	10mo	$250,000	$159	63
636 E Colfax St	0.16mi	4/1.5 (+1)	1,864 (+14%)	1mo	$260,000	$139	62
327 E Lincoln St	0.29mi	4/2.5 (+1)	1,660 (+1%)	19mo	$270,000	$163	58
236 E Lincoln St	0.37mi	4/1.0 (+1)	1,827 (+11%)	8mo	$239,500	$131	52
109 W Apple St	0.74mi	3/1.0	1,624 (-1%)	16mo	$50,000	$31	51
623 N Wilson Ave	0.26mi	4/2.0 (+1)	1,440 (-12%)	10mo	$184,000	$128	50
510 E State St	0.74mi	2/1.5 (-1)	1,704 (+4%)	7mo	$225,000	$132	47
1122 N Broadway	0.69mi	4/1.5 (+1)	1,700 (+4%)	16mo	$187,000	$110	42
520 N Boltwood St	0.48mi	3/2.0	1,850 (+13%)	15mo	$219,900	$119	40

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-21,963
• Equity at exit: $36,530

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,820
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $278

Break-even live

Break-even rent $2,143

Max offer price $245,000

Occupancy floor 84%

Sensitivity live

Price	-10% $447	-5% $363	+0% $278	+5% $193	+10% $109
Rent	-10% $81	-5% $179	+0% $278	+5% $376	+10% $475
Rate	-1.0pp $401	-0.5pp $340	base $278	+0.5pp $214	+1.0pp $150

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: $61,250
• Closing costs: $7,350
• 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	0.46mi

Listing history 3 events

1. 2026-06-19
   days on market $245,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark

   Show marketing remark (868 chars)

   Spacious 3-bedroom, 1 bath quad-level offering multiple living areas and plenty of storage. The main floor features a welcoming living room, kitchen with appliances included, and an eating area with a newly added walk-in-pantry with lighting. A French door leads to the back deck overlooking the large, private, mostly fenced backyard. Upstairs you'll find three comfortable size bedrooms and a full bath. The lower level offers a second living room or rec room, providing additional space for relaxing, hobbies, or gatherings. The basement includes a laundry room, a work room or workout room , mechanical room and a non-conforming bedroom or office. Additional features include central air, an attached garage, three large storage sheds for extra storage and a convenient location close to schools, parks, and everyday amenities. Schedule your private showing today!

3. 2026-06-17
   listed $245,000 Active 1 DOM

   Show marketing remark (868 chars)

   Spacious 3-bedroom, 1 bath quad-level offering multiple living areas and plenty of storage. The main floor features a welcoming living room, kitchen with appliances included, and an eating area with a newly added walk-in-pantry with lighting. A French door leads to the back deck overlooking the large, private, mostly fenced backyard. Upstairs you'll find three comfortable size bedrooms and a full bath. The lower level offers a second living room or rec room, providing additional space for relaxing, hobbies, or gatherings. The basement includes a laundry room, a work room or workout room , mechanical room and a non-conforming bedroom or office. Additional features include central air, an attached garage, three large storage sheds for extra storage and a convenient location close to schools, parks, and everyday amenities. Schedule your private showing today!

ⓘ 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: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$7,127
• Taxable loss: −$601
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $3,479/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

+104.3% since first listed

23 events — show timeline

• 2026-06-17 Listed $245,000 REALCOMP
• 2026-06-16 Listed $245,000 SW Michigan MLS
• 2026-06-16 Listed $245,000 MiRealSource-MiMLS
• 2016-09-09 Sold (Public Records) $134,900 Public Records
• 2016-08-03 Sold (MLS) $134,900 SW Michigan MLS
• 2016-08-03 Sold (MLS) $134,900 REALCOMP
• 2016-05-11 Pending — SW Michigan MLS
• 2016-04-05 Price Changed $134,900 SW Michigan MLS
• 2016-03-18 Listed $139,900 SW Michigan MLS
• 2016-03-15 Listed $134,900 REALCOMP
• 2015-04-27 Listing Removed — SW Michigan MLS
• 2015-04-27 Listing Removed — SW Michigan MLS
• 2005-06-01 Sold (Public Records) $131,000 Public Records
• 2001-08-31 Sold (MLS) $115,000 REALCOMP
• 2001-08-31 Sold (MLS) $115,000 SW Michigan MLS
• 2001-05-22 Listed $114,900 REALCOMP
• 2001-05-22 Listed $114,900 SW Michigan MLS
• 2000-08-25 Listing Removed — REALCOMP
• 2000-05-03 Listing Removed — REALCOMP
• 2000-01-19 Listed $124,900 REALCOMP
• 2000-01-19 Listed $124,900 SW Michigan MLS
• 1999-11-03 Listed $119,900 REALCOMP
• 1999-11-03 Listed $119,900 SW Michigan MLS