950 106th Ave · Plainwell, MI 49080

$100,000

3 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 21 Days on market

Built 1974 0.90 ac lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

Key facts

• Two sheds with lofts
• Acre lot
• Electric fence

Tags

• ACRE LOT
• ELECTRIC FENCE
• TWO SHEDS WITH LOFTS

Property features AI

Exterior

• Utilities: Natural gas connected
• Home design: Ranch style; Single-story layout; Residential property
• Construction: Built in 1974; Aluminum siding
• Exterior features: Paved road access; Well water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k.

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 ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.6% in Plainwell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#123 in MI, #3,039 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Plainwell Community Schools (town): math 30% / reading 48% proficiency, ranked #210 of 540 in MI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 100 active listings in the ZIP; 419 units permitted in Allegan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.19% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-191
• Equity at exit: $14,910

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $20,503
• Equity at exit: $8,646

Cash invested: $28,000 (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 49080

• Active inventory: 100
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $251

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $320	-5% $286	+0% $251	+5% $217	+10% $182
Rent	-10% $157	-5% $204	+0% $251	+5% $298	+10% $345
Rate	-1.0pp $301	-0.5pp $277	base $251	+0.5pp $225	+1.0pp $199

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-28
   status Pending 646-char remark

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

2. 2026-04-28
   status Pending 646-char remark

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

3. 2026-04-28
   status Pending

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

4. 2026-04-22
   price $100,000 646-char remark

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

5. 2026-04-21
   price $100,000 646-char remark

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

6. 2026-04-21
   price $100,000

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

7. 2026-04-07
   listed $110,000 Active 646-char remark

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

8. 2026-04-07
   listed $110,000 Active 646-char remark

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

9. 2026-04-07
   listed $110,000 Active

   Show marketing remark (646 chars)

   If you're looking for a rental property, a flip or a home to customize to your taste, this might be it. This 3 bedroom, 1 bath manufactured home in the Plainwell School District is on an acre lot in the country, but not far from shops, dining & local amenities. New roof approximately 7 years ago. The backyard has an electric fence, two 12x20 sheds with lofts, & a 8x10 shed. The house has natural gas for heat & is being sold ''As Is'' and seller does not intend to clean out the sheds & will not pay for a well & septic evaluation. The house has been cleaned out. No utilities are on, so please bring a flashlight.

10. 2014-09-26
    historical
11. 2004-10-20
    historical
12. 2004-04-19
    listed $77,900
13. 2004-04-19
    listed $77,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,312
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,909
• Taxable income: $1,512
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,651/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.

Schools (NCES district)

• District: Plainwell Community Schools
• NCES district ID: 2628530
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $56,149
• Composite: 34.18/100
• National rank: #5274
• State rank: #210 of 540 in MI

Livability — Plainwell

• Score: 77/100
• State rank: #123
• US rank: #3039

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,410

Population outlook (Allegan County) Hauer SSP2

• Today (2025): 120,251 people
• By 2030: 122,204 · +1.6%
• By 2040: 123,979 · +3.1%
• By 2050: 122,340 · +1.7%
• By 2075: 116,088 · -3.5%
• By 2100: 98,461 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 11% Romanian 3% Slovak 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Allegan

• 2024 margin: Strong R (+27.2) · D 35.7% · R 62.9% · Other 1.5%
• 2008→2024 swing: -16.5pp toward R · 2008: -10.7pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+25.2 2016: R+28.8 2012: R+19.2 2008: R+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -242.73%
• Current HPI: 213.7083
• 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

+28.4% since first listed

13 events — show timeline

• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — SW Michigan MLS
• 2026-04-22 Price Changed $100,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $100,000 REALCOMP
• 2026-04-21 Price Changed $100,000 SW Michigan MLS
• 2026-04-07 Listed $110,000 REALCOMP
• 2026-04-07 Listed $110,000 SW Michigan MLS
• 2026-04-07 Listed $110,000 MiRealSource-MiMLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2004-10-20 Listing Removed — REALCOMP
• 2004-04-19 Listed $77,900 REALCOMP
• 2004-04-19 Listed $77,900 SW Michigan MLS