17064 Hawk Ct · Three Rivers, MI 49093

$288,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 41 Days on market

Built 1995 0.35 ac lot $242/sqft · 75% above area Est $261k · 10% over $13/mo HOA · 1% of rent

---

Why this score? — see what drove the F 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 +5.2/30.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sought after Tamarac Subdivision home with open concept living room, dining area, and kitchen in this spacious 3 bedroom, 2 bath with approximately 1,888 sq ft. The finished basement offers additional living space and includes a potential extra room. Recent updates include new flooring throughout the main level, new countertops, and brand new kitchen appliances including the refrigerator, dishwasher, and microwave. The washer, dryer, and water heater have all been replaced within the last two years. The home also features a brand new water softener and reverse osmosis drinking water system. Additional improvements include a recently pumped and inspected septic system and a new water line at the main. The fully fenced backyard features a large new cement patio, offering great outdoor space for relaxing or entertaining.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1995

Property features AI

Finance

• HOA & community: Association fee $150 annually; Part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch style; Single-family residence; Residential property
• Construction: Built in 1995; Vinyl siding; Composition roof; Full basement foundation
• Exterior features: Cul-de-sac lot; Paved road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Eat-in kitchen; Pantry; Full basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-651 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (39.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (53.2% below list).
• Recommended offer: $135k (53.2% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 5.2% in Three Rivers — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#306 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D, amenities F.
• Three Rivers Community Schools (town): math 37% / reading 45% proficiency, ranked #200 of 540 in MI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 178 active listings in the ZIP; 125 units permitted in St. Joseph 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 $9k of value loss. Plan a longer hold.
• St. Joseph County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 25 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 $164k; list at $288k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $134,842 (53.2% 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 41 days. Have you received any prior offers? Is the seller open to a 53% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.69%
• DSCR: 0.57
• GRM: 17.8

CMA / ARV

• ARV (median comp): $261,457
• List price: $288,000
• Delta: 10.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17363 Mackinaw	0.36mi	3/1.5	1,176 (-1%)	1mo	$235,000	$200	79
57145 Linda Ave	0.37mi	4/2.0 (+1)	1,086 (-9%)	8mo	$240,000	$221	57
57150 Linda Ave	0.39mi	3/2.0	1,301 (+10%)	12mo	$240,000	$184	56
16917 Bridgette Dr	0.48mi	3/1.5	1,338 (+13%)	17mo	$235,000	$176	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: -33.8%
• Equity multiple: -0.09×
• Total profit: $-88,297
• Equity at exit: $42,942

10-year hold

• IRR: -42.5%
• Equity multiple: -0.62×
• Total profit: $-130,902
• Equity at exit: $24,901

Cash invested: $80,640 (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 49093

• Active inventory: 178
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$120
• HOA: −$13
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-651

Break-even live

Break-even rent $2,173

Max offer price $172,946

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: $72,000
• Closing costs: $8,640
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 50 events

1. 2026-06-15
   status $288,000 Pending 41 DOM

   Show marketing remark (829 chars)

   Sought after Tamarac Subdivision home with open concept living room, dining area, and kitchen in this spacious 3 bedroom, 2 bath with approximately 1,888 sq ft. The finished basement offers additional living space and includes a potential extra room. Recent updates include new flooring throughout the main level, new countertops, and brand new kitchen appliances including the refrigerator, dishwasher, and microwave. The washer, dryer, and water heater have all been replaced within the last two years. The home also features a brand new water softener and reverse osmosis drinking water system. Additional improvements include a recently pumped and inspected septic system and a new water line at the main. The fully fenced backyard features a large new cement patio, offering great outdoor space for relaxing or entertaining.

2. 2026-06-15
   days on market $288,000 Active 41 DOM

   Show marketing remark (829 chars)

   Sought after Tamarac Subdivision home with open concept living room, dining area, and kitchen in this spacious 3 bedroom, 2 bath with approximately 1,888 sq ft. The finished basement offers additional living space and includes a potential extra room. Recent updates include new flooring throughout the main level, new countertops, and brand new kitchen appliances including the refrigerator, dishwasher, and microwave. The washer, dryer, and water heater have all been replaced within the last two years. The home also features a brand new water softener and reverse osmosis drinking water system. Additional improvements include a recently pumped and inspected septic system and a new water line at the main. The fully fenced backyard features a large new cement patio, offering great outdoor space for relaxing or entertaining.

3. 2026-06-14
   days on market $288,000 Active 39 DOM
4. 2026-06-13
   days on market $288,000 Active 38 DOM
5. 2026-06-10
   days on market $288,000 Active 36 DOM
6. 2026-06-09
   days on market $288,000 Active 35 DOM
7. 2026-06-08
   days on market $288,000 Active 34 DOM
8. 2026-06-07
   days on market $288,000 Active 33 DOM
9. 2026-06-05
   days on market $288,000 Active 30 DOM
10. 2026-06-03
    days on market $288,000 Active 29 DOM
11. 2026-06-02
    days on market $288,000 Active 28 DOM
12. 2026-06-01
    days on market $288,000 Active 27 DOM
13. 2026-05-31
    days on market $288,000 Active 26 DOM
14. 2026-05-30
    days on market $288,000 Active 25 DOM
15. 2026-05-05
    listed $288,000 Active 831-char remark

    Show marketing remark (829 chars)

    Sought after Tamarac Subdivision home with open concept living room, dining area, and kitchen in this spacious 3 bedroom, 2 bath with approximately 1,888 sq ft. The finished basement offers additional living space and includes a potential extra room. Recent updates include new flooring throughout the main level, new countertops, and brand new kitchen appliances including the refrigerator, dishwasher, and microwave. The washer, dryer, and water heater have all been replaced within the last two years. The home also features a brand new water softener and reverse osmosis drinking water system. Additional improvements include a recently pumped and inspected septic system and a new water line at the main. The fully fenced backyard features a large new cement patio, offering great outdoor space for relaxing or entertaining.

16. 2026-05-05
    listed $288,000 Active 829-char remark

    Show marketing remark (829 chars)

    Sought after Tamarac Subdivision home with open concept living room, dining area, and kitchen in this spacious 3 bedroom, 2 bath with approximately 1,888 sq ft. The finished basement offers additional living space and includes a potential extra room. Recent updates include new flooring throughout the main level, new countertops, and brand new kitchen appliances including the refrigerator, dishwasher, and microwave. The washer, dryer, and water heater have all been replaced within the last two years. The home also features a brand new water softener and reverse osmosis drinking water system. Additional improvements include a recently pumped and inspected septic system and a new water line at the main. The fully fenced backyard features a large new cement patio, offering great outdoor space for relaxing or entertaining.

17. 2026-05-05
    listed $288,000 Active

    Show marketing remark (829 chars)

    Sought after Tamarac Subdivision home with open concept living room, dining area, and kitchen in this spacious 3 bedroom, 2 bath with approximately 1,888 sq ft. The finished basement offers additional living space and includes a potential extra room. Recent updates include new flooring throughout the main level, new countertops, and brand new kitchen appliances including the refrigerator, dishwasher, and microwave. The washer, dryer, and water heater have all been replaced within the last two years. The home also features a brand new water softener and reverse osmosis drinking water system. Additional improvements include a recently pumped and inspected septic system and a new water line at the main. The fully fenced backyard features a large new cement patio, offering great outdoor space for relaxing or entertaining.

18. 2026-05-02
    historical
19. 2026-04-24
    price $284,900
20. 2026-04-24
    price $284,900
21. 2026-04-24
    price $284,900
22. 2026-03-26
    price $289,900
23. 2026-03-25
    price $289,900
24. 2026-03-25
    price $289,900
25. 2026-03-09
    listed $296,000 Active
26. 2026-03-09
    listed $296,000 Active
27. 2019-04-10
    soldstatus $164,000
28. 2019-03-29
    soldstatus $164,000
29. 2019-03-29
    soldstatus $164,000 Sold
30. 2019-03-12
    historical
31. 2019-03-04
    listed $166,000
32. 2019-03-04
    listed $166,000
33. 2019-03-04
    listed $166,000
34. 2016-09-30
    soldstatus $139,900
35. 2016-09-29
    soldstatus $139,900
36. 2016-09-29
    soldstatus $139,900 Sold
37. 2016-08-29
    status Pending
38. 2016-07-21
    price $139,900
39. 2016-06-14
    listed $148,900 Active
40. 2016-06-14
    listed $139,900
41. 2014-09-26
    historical
42. 2014-09-25
    historical
43. 2014-09-25
    historical
44. 2014-09-18
    historical
45. 2010-07-13
    soldstatus $100,000
46. 2010-07-13
    soldstatus $100,000
47. 2010-05-31
    historical
48. 2010-05-28
    listed $111,000
49. 2010-05-28
    listed $111,000
50. 2010-04-30
    listed $111,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $2,657 · $221/mo
• Expected delta: +$1,778/yr (+$148/mo · 202.3%)

ⓘ 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 ≥100°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: $16,181
• − Mortgage interest: −$16,132
• − Property taxes: −$879
• − Insurance: −$1,440
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − HOA: −$156
• − Depreciation: −$8,378
• Taxable loss: −$13,393
• Est. tax savings @ 24.0%: +$3,214
• After-tax cash flow: $-4,601/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: Three Rivers Community Schools
• NCES district ID: 2633840
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $46,576
• Composite: 34.97/100
• National rank: #5058
• State rank: #200 of 540 in MI

Livability — Three Rivers

• Score: 70/100
• State rank: #306
• US rank: #7604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,439

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 58,726 people
• By 2030: 57,030 · -2.9%
• By 2040: 53,266 · -9.3%
• By 2050: 49,343 · -16.0%
• By 2075: 40,441 · -31.1%
• By 2100: 31,981 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 11% Iranian 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.2% · Other 1.5%
• 2008→2024 swing: -31.8pp toward R · 2008: -2.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+31.0 2012: R+12.3 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.07%
• Current HPI: 226.5079
• 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

+130.6% since first listed

59 events — show timeline

• 2026-06-15 Pending — MiRealSource-MiMLS
• 2026-06-15 Pending — REALCOMP
• 2026-06-15 Pending — SW Michigan MLS
• 2026-05-05 Listed $288,000 SW Michigan MLS
• 2026-05-05 Listed $288,000 REALCOMP
• 2026-05-05 Listed $288,000 MiRealSource-MiMLS
• 2026-05-02 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Price Changed $284,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $284,900 REALCOMP
• 2026-04-24 Price Changed $284,900 SW Michigan MLS
• 2026-03-26 Price Changed $289,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $289,900 REALCOMP
• 2026-03-25 Price Changed $289,900 SW Michigan MLS
• 2026-03-09 Listed $296,000 REALCOMP
• 2026-03-09 Listed $296,000 MiRealSource-MiMLS
• 2019-04-10 Sold (Public Records) $164,000 Public Records
• 2019-03-29 Sold (MLS) $164,000 SW Michigan MLS
• 2019-03-29 Sold (MLS) $164,000 REALCOMP
• 2019-03-12 Listing Removed — SW Michigan MLS
• 2019-03-04 Listed $166,000 MiRealSource-MiMLS
• 2019-03-04 Listed $166,000 SW Michigan MLS
• 2019-03-04 Listed $166,000 REALCOMP
• 2016-09-30 Sold (Public Records) $139,900 Public Records
• 2016-09-29 Sold (MLS) $139,900 SW Michigan MLS
• 2016-09-29 Sold (MLS) $139,900 REALCOMP
• 2016-08-29 Pending — SW Michigan MLS
• 2016-07-21 Price Changed $139,900 SW Michigan MLS
• 2016-06-14 Listed $148,900 SW Michigan MLS
• 2016-06-14 Listed $139,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2010-07-13 Sold (MLS) $100,000 REALCOMP
• 2010-07-13 Sold (MLS) $100,000 SW Michigan MLS
• 2010-05-31 Listing Removed — REALCOMP
• 2010-05-28 Listed $111,000 REALCOMP
• 2010-05-28 Listed $111,000 SW Michigan MLS
• 2010-04-30 Listed $111,000 REALCOMP
• 2010-04-30 Listed $111,000 SW Michigan MLS
• 2008-08-22 Sold (MLS) $160,000 REALCOMP
• 2008-06-02 Listed $154,900 REALCOMP
• 2008-06-01 Listing Removed — REALCOMP
• 2008-02-29 Listed $158,000 REALCOMP
• 2008-02-29 Listed $158,000 SW Michigan MLS
• 2008-02-28 Listing Removed — REALCOMP
• 2007-01-02 Listed $158,000 REALCOMP
• 2007-01-02 Listed $158,000 SW Michigan MLS
• 2006-12-30 Listing Removed — REALCOMP
• 2006-07-12 Listed $159,000 REALCOMP
• 2006-07-12 Listed $159,000 SW Michigan MLS
• 2002-08-29 Listed $132,000 REALCOMP
• 2002-08-29 Listed $132,000 SW Michigan MLS
• 2002-08-29 Sold (MLS) $132,000 REALCOMP
• 2002-08-29 Sold (MLS) $132,000 SW Michigan MLS
• 2000-06-05 Sold (MLS) $124,000 REALCOMP
• 2000-06-05 Sold (MLS) $124,000 SW Michigan MLS
• 1999-10-04 Listed $124,900 REALCOMP
• 1999-10-04 Listed $124,900 SW Michigan MLS

Property tax history

-4.4%/yr

Latest (2025): $879 · -61.0% YoY. Source: county tax records.