7166 Cottonwood Knoll Knl · Farmington Hills, MI 48322

$199,900

3 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 7 Days on market

Built 1954 0.41 ac lot Est $354k · 43% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.4/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this ranch-style home in the heart of West Bloomfield offering 1,846 sq ft of comfortable living space! This home features 3 spacious bedrooms, 2 full bathrooms, and a 2-car attached garage. The bright and inviting living room is filled with natural light, creating a warm and welcoming atmosphere. The kitchen offers ample counter and cabinet space, making it ideal for meal prepping and everyday cooking. Step outside to enjoy a generous backyard perfect for family cookouts, entertaining guests, or creating your dream garden. Conveniently located near shopping, dining, parks, and top-rated schools, this home is ready for its next owner to make lasting memories. * * * CASH OFFERS ONLY * * *

Key facts

• Ample counter space
• Natural light
• Ranch-style home

Tags

• RANCH-STYLE HOME
• GENEROUS BACKYARD
• NATURAL LIGHT
• AMPLE COUNTER SPACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation
• Exterior features: Back yard fencing; Paved road access

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 9.7% vs local median 3.5% in Farmington Hills — 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 81/100 on livability (#64 in MI, #1,364 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D, health & safety F.
• Farmington Public School District (urban): math 45% / reading 58% proficiency, ranked #78 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.34% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $353,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7396 Cornwall Ct	0.19mi	3/2.0	1,846 (-0%)	1mo	$275,000	$149	90
7159 Ward Eagle Dr	0.25mi	3/2.0	1,891 (+2%)	12mo	$344,000	$182	75
7411 N Briarcliff Knoll Dr	0.29mi	3/2.0	1,893 (+2%)	18mo	$265,000	$140	68
6709 Wild Ridge Ln	0.43mi	3/2.5	1,960 (+6%)	1mo	$350,000	$179	67
6974 Woodside Trl	0.63mi	3/2.0	1,900 (+3%)	2mo	$395,000	$208	65
5333 W Briarcliff Knoll Dr	0.34mi	3/2.0	1,984 (+7%)	16mo	$430,000	$217	58
5311 Cambourne Pl	0.36mi	3/2.5	2,062 (+11%)	8mo	$359,900	$175	56
7070 Riverstone Rd	0.51mi	3/2.0	2,077 (+12%)	1mo	$413,000	$199	55
6883 Tamerlane Dr	0.35mi	4/2.5 (+1)	2,018 (+9%)	11mo	$385,000	$191	52
7496 Cornwall Ct	0.35mi	4/2.0 (+1)	2,112 (+14%)	7mo	$412,000	$195	49
5402 Cambourne Pl	0.24mi	3/2.0	1,588 (-14%)	20mo	$320,000	$202	49
6600 Heather Heath Ln	0.54mi	3/2.5	1,960 (+6%)	22mo	$365,000	$186	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,470
• Equity at exit: $29,806

10-year hold

• IRR: 3.5%
• Equity multiple: 1.22×
• Total profit: $12,199
• Equity at exit: $17,284

Cash invested: $55,972 (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 48322

• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$431 /mo · $5,166/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $560

Break-even live

Break-even rent $1,977

Max offer price $199,900

Occupancy floor 74%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6628 Heather Heath West Bloomfield, MI	4.0	2.5	2604	$3,000	$1.15	10d	1	0.48mi
7020 Orchard Lake Rd West Bloomfield, MI	1.0–3.0	1.0–2.5	1298	$6,335	$4.88	1d	25	0.67mi
7110 Orchard Lake Rd West Bloomfield Township, MI	1.0–2.0	1.0–2.0	1020	$2,650	$2.60	1d	13	0.70mi
31200 Hunters Dr Farmington Hills, MI	1.0–3.0	1.0–2.5	1520	$2,363	$1.55	1d	15	0.90mi
6625 Fireside Ct West Bloomfield Township, MI	2.0	2.0	1450	$2,000	$1.38	24d	1	0.97mi
6322 Aspen Ridge Blvd West Bloomfield, MI	2.0	2.5	2391	$3,500	$1.46	1d	1	1.17mi
4912 S Clunbury Rd West Bloomfield, MI	3.0	2.5	1747	$2,500	$1.43	16d	1	1.41mi

Listing history 2 events

1. 2026-05-22
   listed $199,900 Active

   Show marketing remark (713 chars)

   Welcome to this ranch-style home in the heart of West Bloomfield offering 1,846 sq ft of comfortable living space! This home features 3 spacious bedrooms, 2 full bathrooms, and a 2-car attached garage. The bright and inviting living room is filled with natural light, creating a warm and welcoming atmosphere. The kitchen offers ample counter and cabinet space, making it ideal for meal prepping and everyday cooking. Step outside to enjoy a generous backyard perfect for family cookouts, entertaining guests, or creating your dream garden. Conveniently located near shopping, dining, parks, and top-rated schools, this home is ready for its next owner to make lasting memories. * * * CASH OFFERS ONLY * * *

2. 2026-05-22
   listed $199,900 Active 713-char remark

   Show marketing remark (713 chars)

   Welcome to this ranch-style home in the heart of West Bloomfield offering 1,846 sq ft of comfortable living space! This home features 3 spacious bedrooms, 2 full bathrooms, and a 2-car attached garage. The bright and inviting living room is filled with natural light, creating a warm and welcoming atmosphere. The kitchen offers ample counter and cabinet space, making it ideal for meal prepping and everyday cooking. Step outside to enjoy a generous backyard perfect for family cookouts, entertaining guests, or creating your dream garden. Conveniently located near shopping, dining, parks, and top-rated schools, this home is ready for its next owner to make lasting memories. * * * CASH OFFERS ONLY * * *

ⓘ 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: $5,166 · $431/mo
• Projected year-2 tax: $5,166 · $431/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,229
• − Mortgage interest: −$11,198
• − Property taxes: −$5,166
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − Depreciation: −$5,815
• Taxable income: $3,893
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $5,781/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: Farmington Public School District
• NCES district ID: 2614070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $72,846
• Composite: 46.17/100
• National rank: #2497
• State rank: #78 of 540 in MI

Livability — Farmington Hills

• Score: 81/100
• State rank: #64
• US rank: #1364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,885
• Household income: $113,865
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 911.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Asian 10% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Arab 9% Romanian 5% Scotch-Irish 4%
• Foreign-born: 25% · Canada, China
• Languages at home: 71% English-only · Arabic 8% Other Indo-European 5% Other Asian/Pacific 3%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -220.52%
• Current HPI: 149.0523
• Rent YoY: ▼ -0.43%
• Metro: Detroit-Warren-Dearborn, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $199,900 MiRealSource-MiMLS
• 2026-05-22 Listed $199,900 REALCOMP

Property tax history

+8.3%/yr

Latest (2025): $5,166 · +65.4% YoY. Source: county tax records.