12935 Barry Ln · Middleville, MI 49348

$35,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 14 Days on market

Built 2015 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Yankee Springs Meadows! This well-maintained 2015 Champion single-wide home offers 3 spacious bedrooms and 2 full baths with an open and functional layout perfect for comfortable living. The home includes all appliances, making it truly move-in ready. Enjoy generously sized bedrooms, ample closet space, and additional outdoor storage with the included shed. Located in the desirable Yankee Springs Meadows community in Wayland, residents enjoy outstanding amenities including a swimming pool, splash pad, playground, soccer areas, picnic spaces, keyed mailboxes, and planned community events. Conveniently situated near state parks, shopping outlets, and regional recreation opportunities, this location offers both comfort and convenience. All buyers must be approved by YES Communities prior to closing.

Key facts

• Outdoor storage
• Swimming pool
• Open layout

Tags

• OPEN LAYOUT
• OUTDOOR STORAGE
• SWIMMING POOL
• SPLASH PAD
• PLAYGROUND
• SOCCER AREAS

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; High-speed internet; Electric water heater
• Home design: Single-family residence; Residential property; Other architectural style; Living area approximately 1,100
• Construction: Built in 2015; Vinyl siding; Composition/shingle roof
• Exterior features: Outdoor/above-ground pool; Shed(s); Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (11.5 x 14.5); Bedroom 2 (11 x 8); Bedroom 3 (11 x 9)
• Bathrooms: 2 full bathrooms; Primary bathroom (5.5 x 8); Second bathroom (8 x 5)
• Heating & cooling: Forced air heating
• Interior features: Pantry; Replacement windows; Crawl space basement; Total of 8 rooms
• Laundry & utility: Washer; Dryer; Dedicated laundry room (7 x 9); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 77/100 on livability (#128 in MI, #3,180 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Thornapple Kellogg School District (rural): math 40% / reading 51% proficiency, ranked #127 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 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 $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 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.

Recommended offer $35,000

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. 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.
3. 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.
4. 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: 3.69% ✓
• Cap rate: 33.02%
• Cash-on-cash: 95.47%
• DSCR: 5.25
• GRM: 2.3

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: 96.4%
• Equity multiple: 5.49×
• Total profit: $44,003
• Equity at exit: $5,219

10-year hold

• IRR: 99.1%
• Equity multiple: 11.44×
• Total profit: $102,335
• Equity at exit: $3,026

Cash invested: $9,800 (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 49348

• Active inventory: 94
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $780

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 35%

Sensitivity live

Price	-10% $804	-5% $792	+0% $780	+5% $768	+10% $755
Rent	-10% $677	-5% $729	+0% $780	+5% $831	+10% $882
Rate	-1.0pp $797	-0.5pp $789	base $780	+0.5pp $771	+1.0pp $761

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $35,000 Pending 14 DOM
2. 2026-06-10
   days on market $35,000 Active 14 DOM
3. 2026-06-09
   days on market $35,000 Active 13 DOM
4. 2026-06-08
   days on market $35,000 Active 12 DOM
5. 2026-06-07
   days on market $35,000 Active 11 DOM
6. 2026-06-03
   days on market $35,000 Active 7 DOM
7. 2026-06-03
   days on market $35,000 Active 6 DOM
8. 2026-06-01
   days on market $35,000 Active 5 DOM
9. 2026-05-31
   days on market $35,000 Active 4 DOM
10. 2026-05-27
    listed $35,000 Active 818-char remark

    Show marketing remark (818 chars)

    Welcome to Yankee Springs Meadows! This well-maintained 2015 Champion single-wide home offers 3 spacious bedrooms and 2 full baths with an open and functional layout perfect for comfortable living. The home includes all appliances, making it truly move-in ready. Enjoy generously sized bedrooms, ample closet space, and additional outdoor storage with the included shed. Located in the desirable Yankee Springs Meadows community in Wayland, residents enjoy outstanding amenities including a swimming pool, splash pad, playground, soccer areas, picnic spaces, keyed mailboxes, and planned community events. Conveniently situated near state parks, shopping outlets, and regional recreation opportunities, this location offers both comfort and convenience. All buyers must be approved by YES Communities prior to closing.

11. 2026-05-26
    listed $35,000 Active

    Show marketing remark (818 chars)

    Welcome to Yankee Springs Meadows! This well-maintained 2015 Champion single-wide home offers 3 spacious bedrooms and 2 full baths with an open and functional layout perfect for comfortable living. The home includes all appliances, making it truly move-in ready. Enjoy generously sized bedrooms, ample closet space, and additional outdoor storage with the included shed. Located in the desirable Yankee Springs Meadows community in Wayland, residents enjoy outstanding amenities including a swimming pool, splash pad, playground, soccer areas, picnic spaces, keyed mailboxes, and planned community events. Conveniently situated near state parks, shopping outlets, and regional recreation opportunities, this location offers both comfort and convenience. All buyers must be approved by YES Communities prior to closing.

12. 2026-05-26
    listed $35,000 Active 818-char remark

    Show marketing remark (818 chars)

    Welcome to Yankee Springs Meadows! This well-maintained 2015 Champion single-wide home offers 3 spacious bedrooms and 2 full baths with an open and functional layout perfect for comfortable living. The home includes all appliances, making it truly move-in ready. Enjoy generously sized bedrooms, ample closet space, and additional outdoor storage with the included shed. Located in the desirable Yankee Springs Meadows community in Wayland, residents enjoy outstanding amenities including a swimming pool, splash pad, playground, soccer areas, picnic spaces, keyed mailboxes, and planned community events. Conveniently situated near state parks, shopping outlets, and regional recreation opportunities, this location offers both comfort and convenience. All buyers must be approved by YES Communities prior to closing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,517
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$1,018
• Taxable income: $9,355
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $7,110/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2015 Champion single-wide home is move-in ready with a good exterior and interior. It offers 3 spacious bedrooms and 2 full baths in a desirable community with amenities. The home has potential for value-adding updates to the interior and exterior to further increase its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — The countertops show signs of wear and could benefit from a fresh coat of paint or resurfacing.

Value-add opportunities

• Resale Paint interior walls and ceilings — Fresh paint can make a significant difference in the home's appearance and value.
• Resale Replace worn-out flooring — New flooring can improve the home's overall appearance and increase its value.
• Resale Update kitchen countertops — Fresh countertops can make the kitchen more appealing and increase the home's value.
• Rental Service HVAC system — A well-maintained HVAC system can attract tenants and increase rental income.
• Both Landscaping and curb appeal — A well-maintained exterior can improve the home's curb appeal and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops show signs of wear and could benefit from a fresh coat of paint or resurfacing.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint interior walls and ceilings — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Resale Replace worn-out flooring — New flooring can improve the home's overall appearance and increase its value. ↑
• Resale Update kitchen countertops — Fresh countertops can make the kitchen more appealing and increase the home's value. ↑
• Rental Service HVAC system — A well-maintained HVAC system can attract tenants and increase rental income. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can improve the home's curb appeal and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thornapple Kellogg School District
• NCES district ID: 2633810
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $63,480
• Composite: 40.3/100
• National rank: #3755
• State rank: #127 of 540 in MI

Livability — Middleville

• Score: 77/100
• State rank: #128
• US rank: #3180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,607

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Iranian 24% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Vietnamese 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: ▼ -150.52%
• Current HPI: 251.5261
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $35,000 REALCOMP
• 2026-05-26 Listed $35,000 MiRealSource-MiMLS
• 2026-05-26 Listed $35,000 SW Michigan MLS