6927 Shady Oak Dr NE · Plainfield, MI 49341

$89,000

2 bd · 2.0 ba · 896 sqft · Manufactured · 206 Days on market

Built 2025 Good condition $99/sqft · 60% above area $590/mo HOA · 36% 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 +17.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

This 2 bed, 2 bath home is thoughtfully crafted with modern finishes, an efficient layout that makes the most of every space, and energy-saving features designed for comfortable living. The stylish kitchen comes complete with new stainless steel appliances, flowing seamlessly into an open living area perfect for relaxing or entertaining. 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. Set in the serene, wooded community of Woodland Estates, you'll also enjoy access to great amenities, including a pool, playground, and a welcoming clubhouse. Homes like this don't stay available for long-contact us today to schedule your tour! * Siding Color is SHADOW * * Land is Leased, Not Owned

Key facts

• Open living area
• Central a/c
• Built 2025

Tags

• ENERGY SAVING FEATURES
• NEW STAINLESS STEEL APPLIANCES
• OPEN LIVING AREA
• CENTRAL A/C
• ECOBEE SMART THERMOSTAT
• SERENE WOODED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $73 ($873/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $78k (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).
• This rent is only 17% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 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 206 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $78,320 (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: 1.82% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 4.6

CMA / ARV

• ARV (median comp): $55,641
• List price: $89,000
• Delta: 59.95%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6922 Knotty Pine St NE	0.14mi	3/2.0 (+1)	924 (+3%)	10mo	$85,000	$92	75

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-9,401
• Equity at exit: $13,270

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-648
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$590
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $73

Break-even live

Break-even rent $1,525

Max offer price $89,000

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $104	+0% $73	+5% $42	+10% $11
Rent	-10% $-55	-5% $9	+0% $73	+5% $137	+10% $201
Rate	-1.0pp $118	-0.5pp $95	base $73	+0.5pp $50	+1.0pp $26

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 16 events

1. 2026-06-18
   days on market $89,000 Active 206 DOM
2. 2026-06-17
   days on market $89,000 Active 205 DOM
3. 2026-06-16
   days on market $89,000 Active 204 DOM
4. 2026-06-15
   days on market $89,000 Active 203 DOM
5. 2026-06-14
   days on market $89,000 Active 201 DOM
6. 2026-06-13
   days on market $89,000 Active 200 DOM
7. 2026-06-10
   days on market $89,000 Active 198 DOM
8. 2026-06-09
   days on market $89,000 Active 197 DOM
9. 2026-06-08
   days on market $89,000 Active 196 DOM
10. 2026-06-07
    days on market $89,000 Active 195 DOM
11. 2026-06-05
    days on market $89,000 Active 192 DOM
12. 2026-06-03
    days on market $89,000 Active 191 DOM
13. 2026-06-03
    days on market $89,000 Active 190 DOM
14. 2026-06-01
    days on market $89,000 Active 189 DOM
15. 2026-05-31
    days on market $89,000 Active 188 DOM
16. 2025-11-24
    listed $89,000 Active 900-char remark

    Show marketing remark (900 chars)

    This 2 bed, 2 bath home is thoughtfully crafted with modern finishes, an efficient layout that makes the most of every space, and energy-saving features designed for comfortable living. The stylish kitchen comes complete with new stainless steel appliances, flowing seamlessly into an open living area perfect for relaxing or entertaining. 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. Set in the serene, wooded community of Woodland Estates, you'll also enjoy access to great amenities, including a pool, playground, and a welcoming clubhouse. Homes like this don't stay available for long-contact us today to schedule your tour! * Siding Color is SHADOW * * 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: $19,410
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$7,080
• − Depreciation: −$2,589
• Taxable loss: −$130
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $904/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 manufactured home in Woodland Estates is in excellent condition with a good condition score of 80. It features a well-maintained exterior, a stylish kitchen, and a clean interior. The home is move-in ready with minimal repairs needed and offers a good return on investment with potential for both resale and rental value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping and curb appeal improvements — Improves the home's aesthetic and can increase both resale and rental value.
• Both Add a small outdoor seating area — Can increase both resale and rental value by adding a functional and attractive outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — Improves the home's aesthetic and can increase both resale and rental value. ↑
• Both Add a small outdoor seating area — Can increase both resale and rental value by adding a functional and attractive outdoor space. ↑

ⓘ 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 $89,000 Zillow