6913 Sandwood St NE · Plainfield, MI 49341

$64,900

3 bd · 2.0 ba · 920 sqft · Manufactured · 45 Days on market

Built 2015 Good condition $71/sqft · 17% above area Est $56k · 17% over $620/mo HOA · 32% of rent ↓ 24% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• 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 this beautifully updated and well-maintained home located in a cozy park community within the highly sought-after Rockford School district, just minutes from Grand Rapids!This 2015 single-wide offers 3 bedrooms and 2 bathrooms with a modern, inviting feel throughout. Recent updates include brand new carpet, updated flooring, hot water heater and new refrigerator, new dishwasher and microwave--making this home truly move-in ready. Enjoy the added privacy of a lot that backs up to a woods, along with the convenience of central air and an included storage shed for extra space. The community offers fantastic amenities including a pool, basketball court, playground, and clubhouse--perfect for relaxing or staying active. Pet lovers will appreciate that up to two pets are allowed. The low lot rent includes trash service, adding even more value and affordability. Don't miss this opportunity to own a stylish, updated home in a great location with excellent community featur

Key facts

• Hot water heater
• Backs up to woods
• Updated flooring

Tags

• UPDATED FLOORING
• HOT WATER HEATER
• NEW DISHWASHER
• NEW MICROWAVE
• BACKS UP TO WOODS
• CENTRAL AIR

Property features AI

Finance

• HOA & community: Community clubhouse; Community pool; Playground; Pets allowed; Monthly association fee of 620.0 covering trash and snow removal

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; Electric water heater
• Home design: Ranch-style residence; Residential property
• Construction: Built in 2015; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Insulated windows; Total of 8 rooms
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% 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: 271 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.00% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.88%
• DSCR: 2.37
• GRM: 2.8

CMA / ARV

• ARV (median comp): $55,641
• List price: $64,900
• Delta: 16.64%
• 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	0.12mi	3/2.0	924 (+0%)	10mo	$85,000	$92	85

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: 26.0%
• Equity multiple: 2.08×
• Total profit: $19,677
• Equity at exit: $9,677

10-year hold

• IRR: 33.9%
• Equity multiple: 4.15×
• Total profit: $57,152
• Equity at exit: $5,611

Cash invested: $18,172 (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: 271
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$620
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $468

Break-even live

Break-even rent $1,353

Max offer price $64,900

Occupancy floor 71%

Sensitivity live

Price	-10% $512	-5% $490	+0% $468	+5% $445	+10% $423
Rent	-10% $314	-5% $391	+0% $468	+5% $544	+10% $621
Rate	-1.0pp $500	-0.5pp $484	base $468	+0.5pp $451	+1.0pp $434

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $620 · $7,440/yr
• Likely covers: watertrashpool

Listing history 21 events

1. 2026-06-18
   days on market $64,900 Active 45 DOM
2. 2026-06-17
   days on market $64,900 Active 44 DOM
3. 2026-06-16
   days on market $64,900 Active 43 DOM
4. 2026-06-15
   days on market $64,900 Active 42 DOM
5. 2026-06-14
   days on market $64,900 Active 40 DOM
6. 2026-06-13
   days on market $64,900 Active 39 DOM
7. 2026-06-10
   pricedays on market $64,900 Active 37 DOM
8. 2026-06-03
   days on market $69,900 Active 35 DOM
9. 2026-06-03
   days on market $69,900 Active 34 DOM
10. 2026-06-01
    days on market $69,900 Active 33 DOM
11. 2026-05-31
    days on market $69,900 Active 32 DOM
12. 2026-04-29
    listed $69,900 Active 974-char remark

    Show marketing remark (1057 chars)

    Welcome to this beautifully updated and well-maintained home located in a cozy park community within the highly sought-after Rockford School district, just minutes from Grand Rapids!This 2015 single-wide offers 3 bedrooms and 2 bathrooms with a modern, inviting feel throughout. Recent updates include brand new carpet, updated flooring, hot water heater and new refrigerator, new dishwasher and microwave--making this home truly move-in ready. Enjoy the added privacy of a lot that backs up to a woods, along with the convenience of central air and an included storage shed for extra space. The community offers fantastic amenities including a pool, basketball court, playground, and clubhouse--perfect for relaxing or staying active. Pet lovers will appreciate that up to two pets are allowed. The low lot rent includes trash service, adding even more value and affordability. Don't miss this opportunity to own a stylish, updated home in a great location with excellent community featurThe transaction will be subject to the park's approval of the buyer.

13. 2026-04-29
    listed $69,900 Active 1043-char remark

    Show marketing remark (1057 chars)

    Welcome to this beautifully updated and well-maintained home located in a cozy park community within the highly sought-after Rockford School district, just minutes from Grand Rapids!This 2015 single-wide offers 3 bedrooms and 2 bathrooms with a modern, inviting feel throughout. Recent updates include brand new carpet, updated flooring, hot water heater and new refrigerator, new dishwasher and microwave--making this home truly move-in ready. Enjoy the added privacy of a lot that backs up to a woods, along with the convenience of central air and an included storage shed for extra space. The community offers fantastic amenities including a pool, basketball court, playground, and clubhouse--perfect for relaxing or staying active. Pet lovers will appreciate that up to two pets are allowed. The low lot rent includes trash service, adding even more value and affordability. Don't miss this opportunity to own a stylish, updated home in a great location with excellent community featurThe transaction will be subject to the park's approval of the buyer.

14. 2026-04-29
    listed $69,900 Active

    Show marketing remark (1057 chars)

    Welcome to this beautifully updated and well-maintained home located in a cozy park community within the highly sought-after Rockford School district, just minutes from Grand Rapids!This 2015 single-wide offers 3 bedrooms and 2 bathrooms with a modern, inviting feel throughout. Recent updates include brand new carpet, updated flooring, hot water heater and new refrigerator, new dishwasher and microwave--making this home truly move-in ready. Enjoy the added privacy of a lot that backs up to a woods, along with the convenience of central air and an included storage shed for extra space. The community offers fantastic amenities including a pool, basketball court, playground, and clubhouse--perfect for relaxing or staying active. Pet lovers will appreciate that up to two pets are allowed. The low lot rent includes trash service, adding even more value and affordability. Don't miss this opportunity to own a stylish, updated home in a great location with excellent community featurThe transaction will be subject to the park's approval of the buyer.

15. 2026-04-28
    historical
16. 2026-04-27
    historical
17. 2026-04-08
    price $79,900
18. 2026-04-08
    price $79,900
19. 2026-04-08
    price $79,900
20. 2026-03-20
    listed $84,900 Active
21. 2026-03-20
    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: $23,334
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$7,440
• − Depreciation: −$1,888
• Taxable income: $5,339
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $4,330/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 75/100 Cosmetic rehab

This 2015 single-wide is move-in ready with recent updates and a good condition score, making it an attractive option for investors.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace deck railings — improves safety and aesthetics
• Both update flooring — enhances both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace deck railings — improves safety and aesthetics ↑
• Both update flooring — enhances both resale and rental 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

-23.6% since first listed

18 events — show timeline

• 2026-06-09 Price Changed $64,900 MiRealSource-MiMLS
• 2026-06-09 Relisted — REALCOMP
• 2026-06-09 Price Changed $64,900 REALCOMP
• 2026-06-09 Relisted — MiRealSource-MiMLS
• 2026-06-09 Price Changed $64,900 SW Michigan MLS
• 2026-06-09 Relisted — SW Michigan MLS
• 2026-06-04 Listing Removed — SW Michigan MLS
• 2026-06-04 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Listed $69,900 SW Michigan MLS
• 2026-04-29 Listed $69,900 REALCOMP
• 2026-04-29 Listed $69,900 MiRealSource-MiMLS
• 2026-04-28 Listing Removed — MiRealSource-MiMLS
• 2026-04-27 Listing Removed — REALCOMP
• 2026-04-08 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $79,900 REALCOMP
• 2026-04-08 Price Changed $79,900 SW Michigan MLS
• 2026-03-20 Listed $84,900 REALCOMP
• 2026-03-20 Listed $84,900 MiRealSource-MiMLS