6900 Knottypine St NE · Plainfield, MI 49341

$74,900

3 bd · 2.0 ba · 932 sqft · Manufactured · 22 Days on market

Built 2019 Good condition Est $86k · 13% under $590/mo HOA · 30% of rent ↓ 12% since listing

---

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
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Woodland Estates in Rockford! This 2019-built 3-bedroom, 2-bathroom single-wide home offers a modern open floor plan and move-in-ready condition. The kitchen opens to the main living area, creating a bright and functional space for everyday living. The primary suite is located on one side of the home and features a large walk-in closet and private ensuite bathroom. Two additional bedrooms and a full bathroom are located on the opposite side, offering a comfortable and practical layout. Located in Woodland Estates Mobile Home Park, community amenities include an indoor pool, playground, and pet-friendly environment. Lot rent is $590/month and includes trash and sewer. Conveniently located in the Rockford School District with easy access to nearby shopping, dining, and commuter routes.

Key facts

• Open floor plan
• Walk-in closet
• Indoor pool

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSET
• PRIVATE ENSUITE BATHROOM
• INDOOR POOL
• PET-FRIENDLY ENVIRONMENT
• ROCKFORD SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, meeting room, playground and pool; Pets allowed; Monthly association fee of 590 (includes trash and snow removal)

Exterior

• Utilities: Natural gas connected
• Home design: Residential property; Other architectural style
• Construction: Built in 2019; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Includes dishwasher, microwave, oven, range, refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating
• Interior features: Total of 8 rooms; Dishwasher; Dryer; Microwave; Oven; Range; Refrigerator; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rockford Public Schools (suburban): math 59% / reading 64% proficiency, ranked #28 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 269 active listings in the ZIP; high-income renter base; 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.60% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $85,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6922 Knotty Pine St NE	0.05mi	3/2.0	924 (-1%)	10mo	$85,000	$92	88

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: 18.5%
• Equity multiple: 1.75×
• Total profit: $15,784
• Equity at exit: $11,168

10-year hold

• IRR: 27.1%
• Equity multiple: 3.42×
• Total profit: $50,784
• Equity at exit: $6,476

Cash invested: $20,972 (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 49341

• Home prices YoY: -33.8%
• Active inventory: 269
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$590
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $432

Break-even live

Break-even rent $1,402

Max offer price $74,900

Occupancy floor 73%

Sensitivity live

Price	-10% $484	-5% $458	+0% $432	+5% $406	+10% $380
Rent	-10% $278	-5% $355	+0% $432	+5% $509	+10% $586
Rate	-1.0pp $470	-0.5pp $451	base $432	+0.5pp $413	+1.0pp $393

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: sewertrashpool

Listing history 24 events

1. 2026-06-18
   days on market $74,900 Active 22 DOM
2. 2026-06-17
   days on market $74,900 Active 21 DOM
3. 2026-06-16
   days on market $74,900 Active 20 DOM
4. 2026-06-15
   days on market $74,900 Active 19 DOM
5. 2026-06-14
   days on market $74,900 Active 17 DOM
6. 2026-06-13
   days on market $74,900 Active 16 DOM
7. 2026-06-10
   days on market $74,900 Active 14 DOM
8. 2026-06-09
   days on market $74,900 Active 13 DOM
9. 2026-06-08
   days on market $74,900 Active 12 DOM
10. 2026-06-07
    days on market $74,900 Active 11 DOM
11. 2026-06-05
    days on market $74,900 Active 8 DOM
12. 2026-06-03
    days on market $74,900 Active 7 DOM
13. 2026-06-03
    days on market $74,900 Active 6 DOM
14. 2026-06-01
    days on market $74,900 Active 5 DOM
15. 2026-05-31
    days on market $74,900 Active 4 DOM
16. 2026-04-28
    price $79,900 805-char remark
17. 2026-04-27
    price $79,900 805-char remark
18. 2026-04-27
    price $79,900
19. 2026-04-09
    price $83,900 805-char remark
20. 2026-04-09
    price $83,900 805-char remark
21. 2026-04-09
    price $83,900
22. 2026-03-12
    listed $84,900 Active 805-char remark
23. 2026-03-12
    listed $84,900 Active 805-char remark
24. 2026-03-12
    listed $84,900 Active

ⓘ 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: $23,390
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − HOA: −$7,080
• − Depreciation: −$2,179
• Taxable income: $4,695
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $4,060/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2019-built 3-bedroom, 2-bathroom single-wide home in Woodland Estates Mobile Home Park is move-in ready with a modern open floor plan and solid structure. It offers a good condition score and potential for further value through minor updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves durability and aesthetic
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves durability and aesthetic ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Rockford Public Schools
• NCES district ID: 2630030
• Math proficiency: 59% ▼ -5.00%
• Reading proficiency: 64% ▼ -2.00%
• Median HH income: $79,800
• Composite: 55.16/100
• National rank: #1276
• State rank: #28 of 540 in MI

Livability — Plainfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Kent County · 533,805 people
• Metro: Grand Rapids-Kentwood, MI
• Population (ZIP): 39,409
• Household income: $113,989
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 293.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Iranian 15% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -131.59%
• Current HPI: 257.3691
• Rent YoY: —
• Metro: Grand Rapids-Kentwood, MI
• 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

-11.8% since first listed

13 events — show timeline

• 2026-05-27 Listed $74,900 REALCOMP
• 2026-05-27 Listed $74,900 SW Michigan MLS
• 2026-05-27 Listed $74,900 MiRealSource-MiMLS
• 2026-05-27 Listing Removed — MiRealSource-MiMLS
• 2026-05-26 Listing Removed — REALCOMP
• 2026-04-28 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $79,900 REALCOMP
• 2026-04-27 Price Changed $79,900 SW Michigan MLS
• 2026-04-09 Price Changed $83,900 MiRealSource-MiMLS
• 2026-04-09 Price Changed $83,900 REALCOMP
• 2026-04-09 Price Changed $83,900 SW Michigan MLS
• 2026-03-12 Listed $84,900 REALCOMP
• 2026-03-12 Listed $84,900 MiRealSource-MiMLS