Traditions 1600 V8.0b Plan · Caledonia, MI 49302

$461,205

3 bd · 2.0 ba · 1,658 sqft · SingleFamily · 475 Days on market

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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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

Key facts

• Open concept kitchen
• First floor laundry
• Ample pantry space

Tags

• GREAT ROOM
• OPEN CONCEPT KITCHEN
• DINING NOOK
• MUDROOM
• FIRST FLOOR LAUNDRY
• AMPLE PANTRY SPACE

🏗️ New construction. The $461,205 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $562,043.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $461k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (43.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (50.1% below list).
• Recommended offer: $230k (50.1% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 2.5% in Caledonia — 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 78/100 on livability (#101 in MI, #2,449 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Caledonia Community Schools (suburban): math 58% / reading 68% proficiency, ranked #26 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 76 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

• In year one you build about $33k of equity ($4k loan paydown + $29k appreciation (5.2% local appreciation)).
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 475 days — a 12% lower offer ($406k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,000 (50.1% 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 475 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.41% ✗
• Cap rate: 1.88%
• Cash-on-cash: -15.76%
• DSCR: 0.30
• GRM: 20.4

CMA / ARV

• ARV (median comp): $562,043
• List price: $461,205
• Delta: -17.94%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $3,377
• Equity at exit: $324,308

10-year hold

• IRR: 4.0%
• Equity multiple: 1.77×
• Total profit: $121,705
• Equity at exit: $564,571

Cash invested: $157,372 (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 49302

• Home prices YoY: 1.1%
• Active inventory: 76
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$2,947
• Tax est. 1.5%: −$703 /mo · $8,431/yr
• Insurance: −$234
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-2,067

Break-even live

Break-even rent $4,917

Max offer price $262,923

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: $140,511
• Closing costs: $16,861
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9096 68th St SE Alto, MI	3.0	2.0	1050	$2,300	$2.19	23d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $461,205 Active 475 DOM
2. 2026-06-17
   days on market $461,205 Active 474 DOM
3. 2026-06-16
   days on market $461,205 Active 473 DOM
4. 2026-06-15
   days on market $461,205 Active 472 DOM
5. 2026-06-14
   days on market $461,205 Active 470 DOM
6. 2026-06-13
   days on market $461,205 Active 469 DOM
7. 2026-06-10
   days on market $461,205 Active 467 DOM
8. 2026-06-09
   days on market $461,205 Active 466 DOM
9. 2026-06-08
   days on market $461,205 Active 465 DOM
10. 2026-06-07
    days on market $461,205 Active 464 DOM
11. 2026-06-03
    days on market $461,205 Active 460 DOM
12. 2026-06-03
    days on market $461,205 Active 459 DOM
13. 2026-06-01
    days on market $461,205 Active 458 DOM
14. 2026-05-31
    days on market $461,205 Active 457 DOM
15. 2026-03-10
    price $461,205 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

16. 2025-09-03
    price $456,205 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

17. 2025-08-21
    price $450,090 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

18. 2025-07-08
    price $468,090 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

19. 2025-03-07
    price $450,090 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

20. 2025-03-02
    price $448,165 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

21. 2025-03-01
    listed $450,090 Active 129-char remark

    Show marketing remark (129 chars)

    The Traditions 1600 is a traditional ranch floor plan with a footprint designed for optimal and inclusive living & storage.

ⓘ 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 ≥96°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: $27,600
• − Mortgage interest: −$31,483
• − Property taxes: −$8,431
• − Insurance: −$2,810
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$16,350
• Taxable loss: −$35,890
• Est. tax savings @ 24.0%: +$8,614
• After-tax cash flow: $-16,192/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: Caledonia Community Schools
• NCES district ID: 2607620
• Math proficiency: 58% ▲ 2.00%
• Reading proficiency: 68% ▲ 1.00%
• Median HH income: $75,649
• Composite: 55.98/100
• National rank: #1196
• State rank: #26 of 540 in MI

Livability — Caledonia

• Score: 78/100
• State rank: #101
• US rank: #2449

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,657

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 17% Romanian 6% Italian 6%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 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: ▲ 5.17%
• Current HPI: 481.04
• 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

+2.5% since first listed

7 events — show timeline

• 2026-03-10 Price Changed $461,205 Zillow
• 2025-09-03 Price Changed $456,205 Zillow
• 2025-08-21 Price Changed $450,090 Zillow
• 2025-07-08 Price Changed $468,090 Zillow
• 2025-03-07 Price Changed $450,090 Zillow
• 2025-03-02 Price Changed $448,165 Zillow
• 2025-03-01 Listed $450,090 Zillow