800 Bachman Rd · Hastings, MI 49058

$239,900

4 bd · 1.0 ba · 1,397 sqft · SingleFamily public records · 6 Days on market

Built 1873 0.83 ac lot Est $239k · at est. ↓ 11% since listing

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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 +20.4/30.0
• ARV discount +7.3/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• 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

Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

Key facts

• Original wood floors
• Storage shed
• New roof

Tags

• FARM VIEWS
• ORIGINAL WOOD FLOORS
• DETACHED GARAGE
• STORAGE SHED
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 7.9% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1873 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,900

Questions for the listing agent

1. Built in 1873 — 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. 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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $238,887
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 E William St	0.46mi	3/1.5 (-1)	1,373 (-2%)	8mo	$270,000	$197	62
727 N East St	0.71mi	3/1.0 (-1)	1,384 (-1%)	7mo	$174,000	$126	54
1611 N Jefferson St	0.58mi	3/2.0 (-1)	1,293 (-7%)	13mo	$235,000	$182	41
330 E Francis St	0.52mi	3/2.0 (-1)	1,508 (+8%)	20mo	$230,000	$153	37
703 E Colfax St	0.64mi	3/1.0 (-1)	1,302 (-7%)	22mo	$225,000	$173	35
409 E Colfax St	0.71mi	3/1.0 (-1)	1,200 (-14%)	18mo	$195,000	$163	24
529 E Colfax St	0.66mi	3/1.0 (-1)	1,200 (-14%)	24mo	$205,000	$171	21

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,891
• Equity at exit: $35,770

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $9,385
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $313

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 82%

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: $59,975
• Closing costs: $7,197
• 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	3d	1	0.13mi

Listing history 10 events

1. 2025-10-31
   soldstatus $245,000
2. 2025-10-09
   status Pending 296-char remark

   Show marketing remark (296 chars)

   Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

3. 2025-10-09
   status Pending 296-char remark

   Show marketing remark (296 chars)

   Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

4. 2025-10-09
   status Pending

   Show marketing remark (296 chars)

   Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

5. 2025-10-03
   listed $239,900 Active 296-char remark

   Show marketing remark (296 chars)

   Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

6. 2025-10-03
   listed $239,900 Active 296-char remark

   Show marketing remark (296 chars)

   Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

7. 2025-10-03
   listed $239,900 Active

   Show marketing remark (296 chars)

   Classic farmhouse on just under an acre with idyllic farm views. Blending old-world charm and modern updates, this home features original wood floors on the main level, a detached garage, and storage shed. New roof in 2025. Perfectly priced to finish the upstairs renovation and make it your own!

8. 2025-05-21
   soldstatus $230,000
9. 2017-04-17
   soldstatus $55,000
10. 2016-12-29
    soldstatus $275,000

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,940
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$6,979
• Taxable loss: −$65
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $3,774/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

-10.9% since first listed

10 events — show timeline

• 2025-10-31 Sold (Public Records) $245,000 Public Records
• 2025-10-09 Pending — REALCOMP
• 2025-10-09 Pending — MiRealSource-MiMLS
• 2025-10-09 Pending — SW Michigan MLS
• 2025-10-03 Listed $239,900 REALCOMP
• 2025-10-03 Listed $239,900 SW Michigan MLS
• 2025-10-03 Listed $239,900 MiRealSource-MiMLS
• 2025-05-21 Sold (Public Records) $230,000 Public Records
• 2017-04-17 Sold (Public Records) $55,000 Public Records
• 2016-12-29 Sold (Public Records) $275,000 Public Records