42542 Knollwood Ct · Plymouth, MI 48168

$575,000

4 bd · 2.5 ba · 2,367 sqft · SingleFamily public records · 38 Days on market

Built 1980 0.34 ac lot $243/sqft · at area comps Est $561k · at est. ↓ 3% 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 +25.4/30.0
• DSCR +8.4/10.0
• Schools +6.6/10.0
• ARV discount +6.4/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this meticulously cared-for Northville gem, situated on a large lot in a quiet cul-de-sac! The spacious main floor features a formal living room and dining room, perfect for entertaining. Kitchen is sunny and bright, boasting ample storage space and a cozy breakfast nook with bay window. Family room with fireplace is great for relaxing, and the back door leads out to a brick paver patio overlooking the beautifully landscaped backyard. First floor laundry provides maximum convenience, and flexible first floor den could be used as an office or to host guests. Second floor features four generous bedrooms with brand new carpeting, including a large primary suite. Basement provides additional room for storage and is ready for your finishing touches. Spacious attached 2 car garage includes plenty of room for your vehicles, with extra space for storage as well! Home is equipped with a Generac for comfort and convenience. Fantastic location - walking distance to schools, close proximity to shopping, dining, and vibrant Downtown Northville, easy access to freeways, and located in the award-winning Northville school district. This is an opportunity not to be missed!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Lot approximately 0.34 acres (133.51 x 131.05); Subdivision: Whisper Wood
• Financial info:
• HOA & community:

Exterior

• Parking: Attached garage with 2 spaces
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior
• Exterior features: Patio; Porch; Located on a cul-de-sac; Paved road access

Interior

• Kitchen:
• Bedrooms: Total of 10 rooms (bedroom count not specified)
• Flooring:
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air listed
• Interior features: Fireplace in the family room; Unfinished basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $575k).
• Recommended offer: $558k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.2% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Northville Public Schools (suburban): math 68% / reading 75% proficiency, ranked #4 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Winchester Elementary School (math 67% / reading 72%, grade A-, #74 of 1,397 statewide, top 7%, 476 students, 6% FRL); Meads Mill Middle School (math 65% / reading 74%, grade A, #28 of 493 statewide, top 6%, 671 students, 9% FRL); Northville High School (math 68% / reading 86%, grade A-, #11 of 713 statewide, top 2%, 2,499 students, 7% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $557,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $560,951
• List price: $575,000
• Delta: 2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42730 Steepleview St	0.14mi	4/2.5	2,380 (+0%)	2mo	$600,000	$252	91
42737 Steepleview Ct	0.17mi	4/2.0	2,417 (+2%)	6mo	$435,000	$180	81
42845 Inverness Ct	0.24mi	4/2.5	2,243 (-5%)	1mo	$520,000	$232	79
43085 Whisper Ct	0.21mi	4/2.5	2,437 (+3%)	9mo	$630,000	$259	78
42260 Five Mile Rd	0.35mi	4/2.5	2,591 (+10%)	5mo	$520,000	$201	63
16761 Franklin Rd	0.59mi	3/2.5 (-1)	2,455 (+4%)	2mo	$790,000	$322	60
41501 Ladywood Ct	0.64mi	4/2.5	2,203 (-7%)	1mo	$568,500	$258	58
14836 Plymouth Xing	0.72mi	4/3.5	2,310 (-2%)	1mo	$590,000	$255	57
42117 Banbury Rd	0.69mi	4/2.5	2,563 (+8%)	10mo	$590,000	$230	46
14925 Plymouth Xing	0.66mi	3/2.5 (-1)	2,627 (+11%)	3mo	$500,000	$190	44
41415 Five Mile Rd	0.66mi	5/3.0 (+1)	2,526 (+7%)	10mo	$499,900	$198	42
42030 Schoolcraft Rd	0.72mi	3/2.0 (-1)	2,066 (-13%)	8mo	$430,000	$208	32

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-9,049
• Equity at exit: $85,734

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $100,315
• Equity at exit: $49,715

Cash invested: $161,000 (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 48168

• Active inventory: 146
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $6,407 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$485 /mo · $5,819/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,345
• Net cashflow: $1,322

Break-even live

Break-even rent $4,734

Max offer price $575,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,647	-5% $1,484	+0% $1,322	+5% $1,159	+10% $996
Rent	-10% $815	-5% $1,069	+0% $1,322	+5% $1,575	+10% $1,828
Rate	-1.0pp $1,611	-0.5pp $1,468	base $1,322	+0.5pp $1,173	+1.0pp $1,021

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42021 Banbury Ct Northville, MI	5.0	3.0	2600	$3,503	$1.35	0d	1	0.70mi
16646 Brooklane Blvd Northville, MI	4.0	4.5	3282	$13,300	$4.05	18d	1	0.73mi
42965 River Bend Dr Plymouth, MI	3.0	3.5	2431	$3,310	$1.36	4d	1	0.99mi

Listing history 17 events

1. 2026-06-21
   days on market $575,000 Active 38 DOM
2. 2026-06-18
   days on market $575,000 Active 35 DOM
3. 2026-06-17
   days on market $575,000 Active 34 DOM
4. 2026-06-16
   days on market $575,000 Active 33 DOM
5. 2026-06-15
   days on market $575,000 Active 32 DOM
6. 2026-06-13
   pricedays on market $575,000 Active 30 DOM
7. 2026-06-09
   days on market $585,000 Active 26 DOM
8. 2026-06-08
   days on market $585,000 Active 25 DOM
9. 2026-06-07
   days on market $585,000 Active 24 DOM
10. 2026-06-04
    days on market $585,000 Active 21 DOM
11. 2026-06-03
    days on market $585,000 Active 20 DOM
12. 2026-06-02
    days on market $585,000 Active 19 DOM
13. 2026-06-01
    days on market $585,000 Active 18 DOM
14. 2026-05-31
    days on market $585,000 Active 17 DOM
15. 2026-05-15
    listed $590,000 Active 1190-char remark

    Show marketing remark (1190 chars)

    Welcome home to this meticulously cared-for Northville gem, situated on a large lot in a quiet cul-de-sac! The spacious main floor features a formal living room and dining room, perfect for entertaining. Kitchen is sunny and bright, boasting ample storage space and a cozy breakfast nook with bay window. Family room with fireplace is great for relaxing, and the back door leads out to a brick paver patio overlooking the beautifully landscaped backyard. First floor laundry provides maximum convenience, and flexible first floor den could be used as an office or to host guests. Second floor features four generous bedrooms with brand new carpeting, including a large primary suite. Basement provides additional room for storage and is ready for your finishing touches. Spacious attached 2 car garage includes plenty of room for your vehicles, with extra space for storage as well! Home is equipped with a Generac for comfort and convenience. Fantastic location - walking distance to schools, close proximity to shopping, dining, and vibrant Downtown Northville, easy access to freeways, and located in the award-winning Northville school district. This is an opportunity not to be missed!

16. 2026-05-15
    listed $590,000 Active 1191-char remark

    Show marketing remark (1190 chars)

    Welcome home to this meticulously cared-for Northville gem, situated on a large lot in a quiet cul-de-sac! The spacious main floor features a formal living room and dining room, perfect for entertaining. Kitchen is sunny and bright, boasting ample storage space and a cozy breakfast nook with bay window. Family room with fireplace is great for relaxing, and the back door leads out to a brick paver patio overlooking the beautifully landscaped backyard. First floor laundry provides maximum convenience, and flexible first floor den could be used as an office or to host guests. Second floor features four generous bedrooms with brand new carpeting, including a large primary suite. Basement provides additional room for storage and is ready for your finishing touches. Spacious attached 2 car garage includes plenty of room for your vehicles, with extra space for storage as well! Home is equipped with a Generac for comfort and convenience. Fantastic location - walking distance to schools, close proximity to shopping, dining, and vibrant Downtown Northville, easy access to freeways, and located in the award-winning Northville school district. This is an opportunity not to be missed!

17. 2026-05-13
    historical $590,000 1190-char remark

    Show marketing remark (1190 chars)

    Welcome home to this meticulously cared-for Northville gem, situated on a large lot in a quiet cul-de-sac! The spacious main floor features a formal living room and dining room, perfect for entertaining. Kitchen is sunny and bright, boasting ample storage space and a cozy breakfast nook with bay window. Family room with fireplace is great for relaxing, and the back door leads out to a brick paver patio overlooking the beautifully landscaped backyard. First floor laundry provides maximum convenience, and flexible first floor den could be used as an office or to host guests. Second floor features four generous bedrooms with brand new carpeting, including a large primary suite. Basement provides additional room for storage and is ready for your finishing touches. Spacious attached 2 car garage includes plenty of room for your vehicles, with extra space for storage as well! Home is equipped with a Generac for comfort and convenience. Fantastic location - walking distance to schools, close proximity to shopping, dining, and vibrant Downtown Northville, easy access to freeways, and located in the award-winning Northville school district. This is an opportunity not to be missed!

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $5,819 · $485/mo
• Projected year-2 tax: $7,337 · $611/mo
• Expected delta: +$1,518/yr (+$127/mo · 26.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,882
• − Mortgage interest: −$32,209
• − Property taxes: −$5,819
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,151
• − Management: −$6,151
• − Depreciation: −$16,727
• Taxable income: $6,951
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $14,191/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: Northville Public Schools
• NCES district ID: 2625980
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $108,824
• Composite: 66.21/100
• National rank: #431
• State rank: #4 of 540 in MI

Livability — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,076
• Population (ZIP): 25,039

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 19% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 3%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 77% English-only · Other Indo-European 7% Other Asian/Pacific 5% Chinese 3%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.06%
• Current HPI: 176.9122
• 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

-2.5% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $575,000 MiRealSource-MiMLS
• 2026-06-10 Price Changed $575,000 REALCOMP
• 2026-05-28 Price Changed $585,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $585,000 REALCOMP
• 2026-05-15 Listed $590,000 MiRealSource-MiMLS
• 2026-05-15 Listed $590,000 REALCOMP
• 2026-05-13 Coming Soon $590,000 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $5,819 · +2.5% YoY. Source: county tax records.