4419 Mosswood Dr NE · Plainfield, MI 49341

$113,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 199 Days on market

Built 2021 Good condition $84/sqft · 18% above area Est $96k · 18% over $620/mo HOA · 30% of rent ↓ 6% since listing

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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 +25.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• 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

Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

Key facts

• Master suite
• Plenty of storage
• Private retreat

Tags

• OPEN-CONCEPT LIVING AREA
• SLEEK KITCHEN
• CENTER ISLAND
• PLENTY OF STORAGE
• MASTER SUITE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $113k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $99k (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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $781 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.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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: 1.85% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 4.5

CMA / ARV

• ARV (median comp): $95,500
• List price: $113,000
• Delta: 18.32%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4268 Briar Ridge St NE	0.07mi	3/2.0	1,456 (+8%)	2mo	$107,500	$74	82

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,882
• Equity at exit: $16,849

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $20,660
• Equity at exit: $9,770

Cash invested: $31,640 (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: $2,092 medium
• Mortgage (P&I): −$593
• Tax est. 1.5%: −$141 /mo · $1,695/yr
• Insurance: −$47
• HOA: −$620
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $251

Break-even live

Break-even rent $1,773

Max offer price $113,000

Occupancy floor 83%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6770 Pleasantview St NE Rockford, MI	3.0	2.0	1800	$1,950	$1.08	21d	1	0.28mi
6698 Pleasantview St NE Unit 6698 Rockford, MI	4.0	2.0	1800	$2,150	$1.19	43d	1	0.30mi
6672 Pleasantview St NE Rockford, MI	4.0	1.0	1700	$2,200	$1.29	10d	1	0.32mi

HOA detail

• Monthly dues: $620 · $7,440/yr

Listing history 26 events

1. 2026-06-18
   days on market $113,000 Active 199 DOM
2. 2026-06-17
   days on market $113,000 Active 198 DOM
3. 2026-06-16
   days on market $113,000 Active 197 DOM
4. 2026-06-15
   days on market $113,000 Active 196 DOM
5. 2026-06-14
   days on market $113,000 Active 194 DOM
6. 2026-06-13
   days on market $113,000 Active 193 DOM
7. 2026-06-10
   days on market $113,000 Active 191 DOM
8. 2026-06-09
   days on market $113,000 Active 190 DOM
9. 2026-06-08
   days on market $113,000 Active 189 DOM
10. 2026-06-07
    days on market $113,000 Active 188 DOM
11. 2026-06-05
    days on market $113,000 Active 185 DOM
12. 2026-06-03
    days on market $113,000 Active 184 DOM
13. 2026-06-03
    days on market $113,000 Active 183 DOM
14. 2026-06-01
    days on market $113,000 Active 182 DOM
15. 2026-05-31
    days on market $113,000 Active 181 DOM
16. 2026-03-24
    price $113,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

17. 2026-03-24
    price $113,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

18. 2026-03-24
    price $113,000

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

19. 2026-02-12
    price $115,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

20. 2026-02-12
    price $115,001 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

21. 2026-01-27
    price $115,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

22. 2026-01-27
    price $115,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

23. 2026-01-27
    price $115,000

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

24. 2025-12-01
    listed $120,000 Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

25. 2025-12-01
    listed $120,000 Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

26. 2025-12-01
    listed $120,000 Active

    Show marketing remark (649 chars)

    Welcome to 4419 Mosswood Dr in Rockford, MI! This modern 2022 ranch-style manufactured home offers 3 spacious bedrooms and 2 full baths, making it ideal for anyone seeking extra space. The open-concept living area is perfect for entertaining, with a sleek kitchen featuring contemporary finishes, Center Island, and plenty of storage. The master suite provides a private retreat with an ensuite bath and ample closet space. Situated in a peaceful neighborhood, this home combines the convenience of one-level living with the charm of a newly built home. Enjoy low-maintenance . A must-see property! Located in Woodland Estates Mobile home community.

ⓘ 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: $25,099
• − Mortgage interest: −$6,330
• − Property taxes: −$1,695
• − Insurance: −$565
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$7,440
• − Depreciation: −$3,287
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,594/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 · 6 photos

Good 80/100 Cosmetic rehab

This modern 2022 manufactured home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, exterior, and interior walls. The home is move-in ready with a few cosmetic updates that can increase its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase property value.
• Both Landscaping improvements — Enhances curb appeal and can increase property value.
• Both Replace light fixtures — Modernizes the space and can increase property value.
• Resale Replace countertops — Modernizes the kitchen and can increase property value.
• Resale Replace flooring — Modernizes the living areas and can increase property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both Replace light fixtures — Modernizes the space and can increase property value. ↑
• Resale Replace countertops — Modernizes the kitchen and can increase property value. ↑
• Resale Replace flooring — Modernizes the living areas and can increase property value. ↑

ⓘ 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

-5.8% since first listed

11 events — show timeline

• 2026-03-24 Price Changed $113,000 MiRealSource-MiMLS
• 2026-03-24 Price Changed $113,000 REALCOMP
• 2026-03-24 Price Changed $113,000 SW Michigan MLS
• 2026-02-12 Price Changed $115,000 REALCOMP
• 2026-02-12 Price Changed $115,001 REALCOMP
• 2026-01-27 Price Changed $115,000 MiRealSource-MiMLS
• 2026-01-27 Price Changed $115,000 REALCOMP
• 2026-01-27 Price Changed $115,000 SW Michigan MLS
• 2025-12-01 Listed $120,000 REALCOMP
• 2025-12-01 Listed $120,000 SW Michigan MLS
• 2025-12-01 Listed $120,000 MiRealSource-MiMLS