4747 W River Dr NE Lot 13 · Plainfield, MI 49321

$44,900

2 bd · 1.0 ba · 952 sqft · Manufactured · 17 Days on market

Built 1985 Good condition Est $69k · 34% under $525/mo HOA · 45% of rent

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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

Beautifully updated 2-bedroom, 1-bath manufactured home in Brookhaven Park offering 952 square feet of comfortable, move-in-ready living. This home has been completely redone with new floors, fresh paint, and new appliances. The spacious open floor plan is perfect for everyday living and entertaining. Main-floor laundry adds convenience, while large windows bring in abundant natural light, creating a warm, inviting feel. Enjoy the added benefit of a nice-sized shed for extra storage and low-maintenance living in an amazing location close to downtown shopping and entertainment. Why rent when you can own your own home? Schedule your showing today and see all this home has to offer!

Key facts

• New floors
• Open floor plan
• Fresh paint

Tags

• UPDATED MANUFACTURED HOME
• NEW FLOORS
• FRESH PAINT
• NEW APPLIANCES
• OPEN FLOOR PLAN
• MAIN-FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Homeowners association with a $525 monthly fee

Exterior

• Utilities: Electric water heater; Public water
• Home design: Ranch style; Single-story (ranch)
• Construction: Vinyl siding; New construction (2025)
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $310 of loan paydown is wiped out by about $1k 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 17 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 45% of rent.

Recommended offer $44,226 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.62% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $68,544
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4747 W River Dr NE Lot 7	0.00mi	2/2.0	900 (-6%)	0mo	$64,900	$72	87
4747 West River Dr	0.06mi	3/2.0 (+1)	952 (0%)	13mo	$65,000	$68	78

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,015
• Equity at exit: $6,695

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $8,122
• Equity at exit: $3,882

Cash invested: $12,572 (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 49321

• Home prices YoY: -30.1%
• Active inventory: 48
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$525
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $93

Break-even live

Break-even rent $1,057

Max offer price $44,900

Occupancy floor 87%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4306 Royal Glen Dr NE Comstock Park, MI	1.0	1.0	576	$1,175	$2.04	3d	3	0.77mi

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 13 events

1. 2026-06-18
   days on market $44,900 Active 17 DOM
2. 2026-06-17
   days on market $44,900 Active 16 DOM
3. 2026-06-16
   days on market $44,900 Active 15 DOM
4. 2026-06-15
   days on market $44,900 Active 14 DOM
5. 2026-06-14
   days on market $44,900 Active 12 DOM
6. 2026-06-13
   days on market $44,900 Active 11 DOM
7. 2026-06-10
   days on market $44,900 Active 9 DOM
8. 2026-06-09
   days on market $44,900 Active 8 DOM
9. 2026-06-08
   days on market $44,900 Active 7 DOM
10. 2026-06-07
    days on market $44,900 Active 6 DOM
11. 2026-06-03
    days on market $44,900 Active 2 DOM
12. 2026-06-02
    remarks 688-char remark
13. 2026-06-02
    listed $44,900 Active 1 DOM

ⓘ 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: $14,100
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$6,300
• − Depreciation: −$1,306
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $918/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 · 2 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home is in good condition with a fresh exterior and interior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Resale Replace the windows — New windows can improve energy efficiency and increase the home's value.
• Both Upgrade the HVAC system — A modern HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Replace the windows — New windows can improve energy efficiency and increase the home's value. ↑
• Both Upgrade the HVAC system — A modern HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance curb appeal and attract more potential buyers or renters. ↑

ⓘ 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

• Census place: Comstock Park, MI
• Population (ZIP): 15,759

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 15% Romanian 13% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1%

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: ▼ -121.67%
• Current HPI: 282.4459
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $44,900 MiRealSource-MiMLS
• 2026-06-01 Listed $44,900 REALCOMP
• 2026-06-01 Listed $44,900 SW Michigan MLS