8534 E Barber Ridge Dr · Caledonia, MI 49302

$474,900

3 bd · 2.5 ba · 2,376 sqft · Condo public records · 3 Days on market

Built 2012 $25/mo HOA · 1% of rent

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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 +2.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

Key facts

• Newer built home
• Caledonia schools
• 2 acres

Tags

• NEWER BUILT HOME
• 2 ACRES
• CALEDONIA SCHOOLS
• BARBER LAKE
• SASKATOON GOLF COURSE
• TWO STORY LIVING ROOM

Property features AI

Finance

• HOA & community: Annual association fee of $300 covering snow removal

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas connected; Natural gas water heater; Cable connected
• Home design: Traditional style single-family home; Living area approximately 3,126; Built in 2012
• Construction: Stone and vinyl siding exterior; Composition roof
• Exterior features: Well water; Lot of about 2.04 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Daylight basement; Screens and insulated windows; 10 total rooms; Formal dining area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $475k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (63.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (62.1% below list).
• Recommended offer: $173k (63.5% below list) — sets the bar for cash-flow.
• Cap rate 2.0% 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: crime A+, employment A+, cost of living 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.
• Zoned schools: Emmons Lake Elementary School (math 56% / reading 66%, grade B, #190 of 1,397 statewide, top 14%, 400 students, 24% FRL); Kraft Meadows Intermediate School (math 54% / reading 67%, grade B+, #51 of 493 statewide, top 11%, 683 students, 23% FRL); Caledonia High School (math 47% / reading 73%, grade C+, #73 of 713 statewide, top 11%, 1,464 students, 20% FRL).
• Market conditions: 76 active listings in the ZIP; 2,253 units permitted in Kent County in 2024 (969 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($3k loan paydown + $25k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 16y 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.

Recommended offer $173,142 (63.5% 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 does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.38% ✗
• Cap rate: 1.98%
• Cash-on-cash: -15.42%
• DSCR: 0.31
• GRM: 22.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $5,206
• Equity at exit: $274,025

10-year hold

• IRR: 4.1%
• Equity multiple: 1.81×
• Total profit: $107,646
• Equity at exit: $477,036

Cash invested: $132,972 (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 49302

• Home prices YoY: 1.1%
• Active inventory: 76
• Price-to-rent: 22.0×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$2,490
• Tax from tax record: −$415 /mo · $4,980/yr
• Insurance: −$198
• HOA: −$25
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-1,708

Break-even live

Break-even rent $3,960

Max offer price $173,142

Occupancy floor —

Sensitivity live

Price	-10% $-1,439	-5% $-1,574	+0% $-1,708	+5% $-1,843	+10% $-1,977
Rent	-10% $-1,850	-5% $-1,779	+0% $-1,708	+5% $-1,637	+10% $-1,566
Rate	-1.0pp $-1,469	-0.5pp $-1,587	base $-1,708	+0.5pp $-1,831	+1.0pp $-1,956

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: $118,725
• Closing costs: $14,247
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $25 · $300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-05-04
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

2. 2026-05-04
   status Pending 782-char remark

   Show marketing remark (782 chars)

   Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

3. 2026-05-04
   status Pending

   Show marketing remark (782 chars)

   Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

4. 2026-04-30
   listed $474,900 Active 782-char remark

   Show marketing remark (782 chars)

   Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

5. 2026-04-30
   listed $474,900 Active 782-char remark

   Show marketing remark (782 chars)

   Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

6. 2026-04-30
   listed $474,900 Active

   Show marketing remark (782 chars)

   Rare find! Newer built home on 2 acres in popular Caledonia Schools right across the street from Barber Lake, and a stone's throw away from Saskatoon Golf Course! Convenient floor plan featuring two story living room with plenty of windows to let in the natural sunlight. The kitchen is equipped with a large center island and stainless-steel appliance package. This level also offers dining room, half bath, and flex room. Upstairs you will find a total of three bedrooms and two full baths. The master suite offers garden tub, double vanity, walk in shower, as well as a huge walk-in closet. Laundry can be found on this floor as well. The recently finished daylight basement offers large rec room for entertaining, an additional bedroom with walk in closet and built in shelving.

7. 2025-03-12
   historical
8. 2025-03-12
   historical
9. 2025-03-10
   price $479,850
10. 2025-03-10
    price $484,900
11. 2025-03-10
    price $479,850
12. 2025-03-10
    price $484,900
13. 2025-03-02
    price $479,850
14. 2025-03-01
    price $479,850
15. 2025-03-01
    price $479,850
16. 2025-01-30
    status Active
17. 2025-01-30
    status Active
18. 2024-12-19
    historical
19. 2024-12-19
    historical
20. 2024-11-20
    listed $484,900 Active
21. 2024-11-20
    listed $484,900 Active
22. 2018-09-26
    soldstatus $297,000
23. 2018-09-21
    soldstatus $297,000
24. 2018-09-21
    soldstatus $297,000 Sold
25. 2018-08-06
    status Pending
26. 2018-08-01
    listed $299,900
27. 2018-08-01
    listed $299,900 Active
28. 2018-08-01
    listed $299,900
29. 2014-09-15
    historical
30. 2012-05-08
    soldstatus $198,950
31. 2012-05-08
    soldstatus $198,950
32. 2011-11-20
    listed $190,355
33. 2011-11-20
    listed $190,355
34. 2010-07-14
    historical
35. 2010-04-03
    listed $50,000
36. 2010-02-20
    listed $50,000

ⓘ 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: $4,980 · $415/mo
• Projected year-2 tax: $6,147 · $512/mo
• Expected delta: +$1,167/yr (+$97/mo · 23.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $21,571
• − Mortgage interest: −$26,602
• − Property taxes: −$4,980
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$300
• − Depreciation: −$13,815
• Taxable loss: −$29,952
• Est. tax savings @ 24.0%: +$7,188
• After-tax cash flow: $-13,310/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

+870.0% since first listed

39 events — show timeline

• 2026-06-01 Sold (MLS) $485,000 REALCOMP
• 2026-06-01 Sold (MLS) $485,000 SW Michigan MLS
• 2026-06-01 Sold (MLS) $485,000 MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-30 Listed $474,900 REALCOMP
• 2026-04-30 Listed $474,900 SW Michigan MLS
• 2026-04-30 Listed $474,900 MiRealSource-MiMLS
• 2025-03-12 Listing Removed — REALCOMP
• 2025-03-12 Listing Removed — MiRealSource-MiMLS
• 2025-03-10 Price Changed $479,850 MiRealSource-MiMLS
• 2025-03-10 Price Changed $484,900 MiRealSource-MiMLS
• 2025-03-10 Price Changed $479,850 SW Michigan MLS
• 2025-03-10 Price Changed $484,900 SW Michigan MLS
• 2025-03-02 Price Changed $479,850 MiRealSource-MiMLS
• 2025-03-01 Price Changed $479,850 REALCOMP
• 2025-03-01 Price Changed $479,850 SW Michigan MLS
• 2025-01-30 Relisted — REALCOMP
• 2025-01-30 Relisted — MiRealSource-MiMLS
• 2024-12-19 Listing Removed — MiRealSource-MiMLS
• 2024-12-19 Listing Removed — REALCOMP
• 2024-11-20 Listed $484,900 MiRealSource-MiMLS
• 2024-11-20 Listed $484,900 REALCOMP
• 2018-09-26 Sold (Public Records) $297,000 Public Records
• 2018-09-21 Sold (MLS) $297,000 SW Michigan MLS
• 2018-09-21 Sold (MLS) $297,000 REALCOMP
• 2018-08-06 Pending — SW Michigan MLS
• 2018-08-01 Listed $299,900 MiRealSource-MiMLS
• 2018-08-01 Listed $299,900 SW Michigan MLS
• 2018-08-01 Listed $299,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2012-05-08 Sold (MLS) $198,950 REALCOMP
• 2012-05-08 Sold (MLS) $198,950 SW Michigan MLS
• 2011-11-20 Listed $190,355 REALCOMP
• 2011-11-20 Listed $190,355 SW Michigan MLS
• 2010-07-14 Listing Removed — SW Michigan MLS
• 2010-04-03 Listed $50,000 SW Michigan MLS
• 2010-02-20 Listed $50,000 SW Michigan MLS

Property tax history

+5.3%/yr

Latest (2025): $4,980 · +2.5% YoY. Source: county tax records.