1296 Ashbrook St NE · Plainfield, MI 49306

$114,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 262 Days on market

Built 2025 Good condition $101/sqft · 52% above area $590/mo HOA · 31% 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 +19.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 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. Our community offers a variety of amenities to enhance your lifestyle. Take a refreshing dip in the pool on hot summer days or let the kids enjoy the splash pad for some water fun. The playground is a great place for children to burn off energy and make new friends, while the basketball court provides an opportunity for friendly competition. For those who enjoy staying active, our fitness center is equipped with state-of-the-art equipment, allowing you to maintain your workout routine without leaving the comfort of your community. The commu

Key facts

• Spacious island
• Private en-suite
• Ample storage

Tags

• BEAUTIFULLY DESIGNED KITCHEN
• SPACIOUS ISLAND
• AMPLE STORAGE
• LUXURIOUS MASTER SUITE
• TWO GENEROUS WALK-IN CLOSETS
• PRIVATE EN-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 $126 ($2k/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.
• Comstock Park Public Schools (suburban): math 34% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

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

Questions for the listing agent

1. It's been on market 262 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: 1.66% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $75,384
• List price: $114,900
• Delta: 52.42%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6875 Vinewood Ave NE	0.08mi	2/1.0 (-1)	1,204 (+6%)	3mo	$19,000	$16	75
7300 Maize Dr NE	0.36mi	3/2.0	1,156 (+1%)	8mo	$94,000	$81	74
1464 Red Oak Ln	0.48mi	3/2.0	1,120 (-2%)	11mo	$84,000	$75	66
6869 Vinewood Ave NE	0.10mi	3/2.0	1,280 (+12%)	12mo	$104,000	$81	65
7391 Maple Ln NE	0.64mi	3/2.0	1,216 (+7%)	3mo	$130,000	$107	57
7381 Woods Edge Dr NE	0.70mi	3/2.0	1,042 (-9%)	13mo	$85,000	$82	42
7289 Old Hickory Dr NE	0.60mi	3/2.0	1,000 (-12%)	12mo	$93,500	$94	41
7356 Old Hickory Dr NE	0.68mi	2/1.0 (-1)	980 (-14%)	6mo	$50,000	$51	31

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-10,182
• Equity at exit: $17,132

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $3,083
• 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 49306

• Active inventory: 65
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$590
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $126

Break-even live

Break-even rent $1,752

Max offer price $114,900

Occupancy floor 88%

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Post Dr NE Apt 103 Belmont, MI	2.0	2.0	1032	$2,000	$1.94	2d	1	0.29mi
1303 Post Dr NE Apt 201 Belmont, MI	2.0	1.0	1009	$1,800	$1.78	2d	1	0.41mi
1303 Post Dr NE Unit 202 Belmont, MI	2.0	2.0	1180	$1,900	$1.61	19d	1	0.41mi

HOA detail

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

Listing history 15 events

1. 2026-06-18
   days on market $114,900 Active 262 DOM
2. 2026-06-17
   days on market $114,900 Active 261 DOM
3. 2026-06-16
   days on market $114,900 Active 260 DOM
4. 2026-06-15
   days on market $114,900 Active 259 DOM
5. 2026-06-14
   days on market $114,900 Active 257 DOM
6. 2026-06-13
   days on market $114,900 Active 256 DOM
7. 2026-06-10
   days on market $114,900 Active 254 DOM
8. 2026-06-09
   days on market $114,900 Active 253 DOM
9. 2026-06-08
   days on market $114,900 Active 252 DOM
10. 2026-06-07
    days on market $114,900 Active 251 DOM
11. 2026-06-03
    days on market $114,900 Active 247 DOM
12. 2026-06-03
    days on market $114,900 Active 246 DOM
13. 2026-06-01
    days on market $114,900 Active 245 DOM
14. 2026-05-31
    days on market $114,900 Active 244 DOM
15. 2025-09-30
    listed $114,900 Active 1498-char remark

    Show marketing remark (1498 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. Our community offers a variety of amenities to enhance your lifestyle. Take a refreshing dip in the pool on hot summer days or let the kids enjoy the splash pad for some water fun. The playground is a great place for children to burn off energy and make new friends, while the basketball court provides an opportunity for friendly competition. For those who enjoy staying active, our fitness center is equipped with state-of-the-art equipment, allowing you to maintain your workout routine without leaving the comfort of your community. The commu

ⓘ 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: $22,942
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − HOA: −$7,080
• − Depreciation: −$3,343
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $1,488/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 None rehab

This move-in-ready manufactured home features modern finishes, ample storage, and a smart, open layout, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants. ↑

ⓘ 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: Comstock Park Public Schools
• NCES district ID: 2610620
• Math proficiency: 34% ▼ -6.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $47,725
• Composite: 34.23/100
• National rank: #5259
• State rank: #208 of 540 in MI

Livability — Plainfield

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

Census & demographics

• Population (ZIP): 10,806

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Iranian 12% Romanian 12% Lithuanian 5%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -146.39%
• Current HPI: 246.3054
• Rent YoY: —
• Metro: —
• 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

• 2025-09-30 Listed $114,900 Zillow