5453 Hartfield Ct SE · Forest Hills, MI 49301

$599,900

5 bd · 3.5 ba · 3,077 sqft · Condo · 5 Days on market

Built 2000 $53/mo HOA · 1% of rent

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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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Other: Living area approximately 3,077; Building area reported as 2,088
• Financial info: Home warranty included
• HOA & community: Annual association fee of $634 (includes snow removal); Association present

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available
• Home design: Single family residence; Residential property type
• Construction: Built in 2000; Brick and vinyl siding exterior; Composition roof; Concrete foundation
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Garage door opener; Wet bar; Eat-in kitchen; Gas log fireplace; Insulated windows; Window treatments; 14 total rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath condo listed at $600k.

Deal economics

• At list price, monthly cash flow is $-545 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $504k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (25.0% below list).
• Recommended offer: $450k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.8% in Forest Hills — 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 76/100 on livability (#139 in MI, #3,404 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living C-, amenities F, commute F.
• Forest Hills Public Schools (suburban): math 65% / reading 74% proficiency, ranked #11 of 540 in MI (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Ada Elementary School (math 87% / reading 77%, grade A+, #12 of 1,397 statewide, top 1%, 331 students, 13% FRL); Central Middle School (math 68% / reading 82%, grade A, #8 of 493 statewide, top 3%, 526 students, 12% FRL); Central High School (math 68% / reading 84%, grade A-, #17 of 713 statewide, top 2%, 1,053 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000 (25.0% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.21×
• Total profit: $-131,897
• Equity at exit: $89,447

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-159,408
• Equity at exit: $51,868

Cash invested: $167,972 (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 49301

• Home prices YoY: -30.8%
• Active inventory: 121
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$596 /mo · $7,150/yr
• Insurance: −$250
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$53
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-545

Break-even live

Break-even rent $5,190

Max offer price $503,579

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-375	+0% $-545	+5% $-715	+10% $-885
Rent	-10% $-901	-5% $-723	+0% $-545	+5% $-367	+10% $-190
Rate	-1.0pp $-243	-0.5pp $-393	base $-545	+0.5pp $-701	+1.0pp $-859

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
648 S Whitman Ct SE Ada, MI	5.0	3.5	3708	$4,500	$1.21	5d	1	0.30mi

HOA detail condo

• Monthly dues: $53 · $636/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-05-13
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

2. 2026-05-12
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

3. 2026-05-12
   status Pending

   Show marketing remark (1006 chars)

   Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

4. 2026-05-07
   listed $599,900 Active 1006-char remark

   Show marketing remark (1006 chars)

   Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

5. 2026-05-07
   listed $599,900 Active 1006-char remark

   Show marketing remark (1006 chars)

   Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

6. 2026-05-07
   listed $599,900 Active

   Show marketing remark (1006 chars)

   Tucked into a beautifully landscaped setting with mature trees and a backyard designed for relaxing summer nights, this 5 bedroom, 3.5 bath home delivers the perfect blend of space, warmth and functionality. The soaring entry opens to inviting living spaces filled with natural light, rich hardwood flooring and seamless indoor-outdoor flow to an expansive deck overlooking the private yard. The kitchen offers granite countertops, stainless appliances, stylish backsplash details and an open layout ideal for everyday living or entertaining. Upstairs, the spacious primary suite features a large walk-in closet and private bath, while additional bedrooms provide flexibility for guests, work-from-home setups or growing households. The finished walkout lower level creates even more room to gather with a second living space, kitchenette area, full bath & direct patio access. Thoughtfully maintained with timeless finishes throughout, this is the kind of home buyers wait for. Offers due 5/12 @ 1PM

7. 2022-09-26
   soldstatus $510,000
8. 2022-09-19
   soldstatus $510,000 Sold
9. 2022-09-19
   soldstatus $510,000 Sold
10. 2022-09-19
    soldstatus $510,000
11. 2022-09-02
    status Pending
12. 2022-08-19
    status Pending
13. 2022-08-19
    status Pending
14. 2022-07-27
    listed $519,000 Active
15. 2022-07-27
    listed $519,000 Active
16. 2022-07-27
    listed $519,000
17. 2014-09-16
    historical
18. 2004-07-19
    soldstatus $259,900
19. 2004-04-30
    soldstatus $259,900
20. 2004-04-30
    soldstatus $259,900
21. 2004-01-19
    historical
22. 2004-01-15
    listed $259,900
23. 2004-01-15
    listed $259,900
24. 2003-10-11
    listed $297,900
25. 2003-10-11
    listed $297,900

ⓘ 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: $7,150 · $596/mo
• Projected year-2 tax: $8,194 · $683/mo
• Expected delta: +$1,044/yr (+$87/mo · 14.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$33,604
• − Property taxes: −$7,150
• − Insurance: −$3,666
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$636
• − Depreciation: −$17,452
• Taxable loss: −$17,147
• Est. tax savings @ 24.0%: +$4,115
• After-tax cash flow: $-2,428/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: Forest Hills Public Schools
• NCES district ID: 2614610
• Math proficiency: 65% ▼ -3.00%
• Reading proficiency: 74% ▲ 1.00%
• Median HH income: $95,067
• Composite: 63.23/100
• National rank: #632
• State rank: #11 of 540 in MI

Livability — Forest Hills

• Score: 76/100
• State rank: #139
• US rank: #3404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Hills, MI
• City population: 53,921
• Population (ZIP): 20,492

Population outlook (Kent County) Hauer SSP2

• Today (2025): 712,484 people
• By 2030: 748,618 · +5.1%
• By 2040: 814,777 · +14.4%
• By 2050: 868,556 · +21.9%
• By 2075: 966,487 · +35.7%
• By 2100: 967,975 · +35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 16% Romanian 6% Italian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Korean 1% Other Indo-European 1%

Political lean MEDSL · Kent

• 2024 margin: Lean D (+5.4) · D 51.8% · R 46.5% · Other 1.7%
• 2008→2024 swing: +4.8pp toward D · 2008: 0.5pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+6.1 2016: R+3.1 2012: R+7.9 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.11%
• Current HPI: 264.8246
• 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

+117.4% since first listed

28 events — show timeline

• 2026-06-04 Sold (MLS) $647,500 REALCOMP
• 2026-06-04 Sold (MLS) $647,500 MiRealSource-MiMLS
• 2026-06-04 Sold (MLS) $647,500 SW Michigan MLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-05-07 Listed $599,900 REALCOMP
• 2026-05-07 Listed $599,900 MiRealSource-MiMLS
• 2026-05-07 Listed $599,900 SW Michigan MLS
• 2022-09-26 Sold (Public Records) $510,000 Public Records
• 2022-09-19 Sold (MLS) $510,000 SW Michigan MLS
• 2022-09-19 Sold (MLS) $510,000 MiRealSource-MiMLS
• 2022-09-19 Sold (MLS) $510,000 REALCOMP
• 2022-09-02 Pending — SW Michigan MLS
• 2022-08-19 Pending — SW Michigan MLS
• 2022-08-19 Pending — REALCOMP
• 2022-07-27 Listed $519,000 SW Michigan MLS
• 2022-07-27 Listed $519,000 MiRealSource-MiMLS
• 2022-07-27 Listed $519,000 REALCOMP
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2004-07-19 Sold (Public Records) $259,900 Public Records
• 2004-04-30 Sold (MLS) $259,900 REALCOMP
• 2004-04-30 Sold (MLS) $259,900 SW Michigan MLS
• 2004-01-19 Listing Removed — REALCOMP
• 2004-01-15 Listed $259,900 REALCOMP
• 2004-01-15 Listed $259,900 SW Michigan MLS
• 2003-10-11 Listed $297,900 REALCOMP
• 2003-10-11 Listed $297,900 SW Michigan MLS

Property tax history

+7.2%/yr

Latest (2025): $7,150 · +2.6% YoY. Source: county tax records.