6917 Sandwood St NE · Plainfield, MI 49341

$114,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 206 Days on market

Built 2025 Good condition $101/sqft · 25% above area Est $92k · 25% over $590/mo HOA · 28% of rent

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Why this score? — see what drove the C 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll instantly fall in love with this stunning new 3-bedroom, 2-bathroom home, crafted with today's lifestyle in mind. From the moment you step inside, you're greeted by elegant, high-end finishes and a smart, open layout that blends comfort with practicality. At the center of the home is a beautifully designed kitchen, complete with a spacious island, modern stainless-steel appliances, and ample storage-ideal for cooking, gathering, and everyday living. The luxurious master suite features two generous walk-in closets and a private en-suite with dual sinks for added ease. On the opposite side, two more bedrooms share a full bathroom, offering privacy and versatility for family or guests. This home includes a high-quality matching 8'x8' shed for outside storage, central A/C and an Ecobee smart thermostat. For peace of mind, all our new homes also include a 30-day cosmetic warranty, and a 1-year limited structural and appliance warranty. With its convenient location and array of amenities, Woodland Estates is a great place to call home. Contact us today to schedule a tour and see for yourself all that this home has to offer. * Siding color is BAYOU. * * Land is leased, not owned.

Key facts

• Spacious island
• High-end finishes
• Open layout

Tags

• HIGH-END FINISHES
• OPEN LAYOUT
• BEAUTIFULLY DESIGNED KITCHEN
• SPACIOUS ISLAND
• AMPLE STORAGE
• LUXURIOUS MASTER SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.84% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $91,891
• List price: $114,900
• Delta: 25.04%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $29
• Equity at exit: $17,132

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $25,131
• Equity at exit: $9,934

Cash invested: $32,172 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$590
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $287

Break-even live

Break-even rent $1,752

Max offer price $114,900

Occupancy floor 81%

Sensitivity live

Price	-10% $366	-5% $326	+0% $287	+5% $247	+10% $207
Rent	-10% $120	-5% $203	+0% $287	+5% $370	+10% $454
Rate	-1.0pp $344	-0.5pp $316	base $287	+0.5pp $257	+1.0pp $227

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $590 · $7,080/yr

Listing history 16 events

1. 2026-06-18
   days on market $114,900 Active 206 DOM
2. 2026-06-17
   days on market $114,900 Active 205 DOM
3. 2026-06-16
   days on market $114,900 Active 204 DOM
4. 2026-06-15
   days on market $114,900 Active 203 DOM
5. 2026-06-14
   days on market $114,900 Active 201 DOM
6. 2026-06-13
   days on market $114,900 Active 200 DOM
7. 2026-06-10
   days on market $114,900 Active 198 DOM
8. 2026-06-09
   days on market $114,900 Active 197 DOM
9. 2026-06-08
   days on market $114,900 Active 196 DOM
10. 2026-06-07
    days on market $114,900 Active 195 DOM
11. 2026-06-05
    days on market $114,900 Active 192 DOM
12. 2026-06-03
    days on market $114,900 Active 191 DOM
13. 2026-06-03
    days on market $114,900 Active 190 DOM
14. 2026-06-01
    days on market $114,900 Active 189 DOM
15. 2026-05-31
    days on market $114,900 Active 188 DOM
16. 2025-11-24
    listed $114,900 Active 1199-char remark

    Show marketing remark (1199 chars)

    You'll instantly fall in love with this stunning new 3-bedroom, 2-bathroom home, crafted with today's lifestyle in mind. From the moment you step inside, you're greeted by elegant, high-end finishes and a smart, open layout that blends comfort with practicality. At the center of the home is a beautifully designed kitchen, complete with a spacious island, modern stainless-steel appliances, and ample storage-ideal for cooking, gathering, and everyday living. The luxurious master suite features two generous walk-in closets and a private en-suite with dual sinks for added ease. On the opposite side, two more bedrooms share a full bathroom, offering privacy and versatility for family or guests. This home includes a high-quality matching 8'x8' shed for outside storage, central A/C and an Ecobee smart thermostat. For peace of mind, all our new homes also include a 30-day cosmetic warranty, and a 1-year limited structural and appliance warranty. With its convenient location and array of amenities, Woodland Estates is a great place to call home. Contact us today to schedule a tour and see for yourself all that this home has to offer. * Siding color is BAYOU. * * Land is leased, not owned.

ⓘ 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: $25,377
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$7,080
• − Depreciation: −$3,343
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $2,921/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 · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained manufactured home is in good condition with a good curb appeal and interior. Minor updates like painting and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior look more inviting and modern. ↑

ⓘ 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

1 event — show timeline

• 2025-11-24 Listed $114,900 Zillow