1448 Knollwood Ave · Lansing, MI 48906

$68,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 42 Days on market

Built 1880 7,579 sqft lot $61/sqft · 28% below area Est $94k · 28% under ↓ 9% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking at 1448 Knollwood! This Lansing home offers incredible potential for investors, flippers, or buyers looking to build sweat equity and make a home their own. With solid bones and plenty of possibilities, this property is ready for your vision and updates. Whether you're searching for your next investment project or an affordable way to break into homeownership, this is a chance to create value in a convenient Lansing location. Bring your ideas, tools, and creativity. The potential here is undeniable!

Key facts

• 7,579 sq ft lot
• Built 1880
• Listed 42 days

Property features AI

Finance

• Other: Lot dimensions approximately 54 x 140 (0.17 acre); Living area reported as 1,120

Exterior

• Parking: No garage
• Home design: Two-story house; Built in 1880
• Construction: Rough sawn exterior material
• Exterior features: Front and back yard; Corner, rectangular lot; Covered front porch; Shingle roof; City street frontage; Paved road

Interior

• Kitchen: Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Three bedrooms total
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Accessible approach with ramp; High ceilings; Natural woodwork; Concrete basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 6.0% in Lansing — 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 79/100 on livability (#94 in MI, #2,182 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, schools F, crime F.
• Lansing Public School District (urban): math 14% / reading 23% proficiency, ranked #650 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.5%/yr); 138 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.03% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.75%
• DSCR: 2.63
• GRM: 4.1

CMA / ARV

• ARV (median comp): $94,070
• List price: $68,000
• Delta: -27.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Ontario St	0.28mi	3/1.0	1,152 (+3%)	2mo	$54,900	$48	81
1621 Robertson Ave	0.35mi	3/1.5	1,108 (-1%)	3mo	$110,000	$99	78
919 Princeton Ave	0.56mi	3/1.5	1,119 (-0%)	2mo	$60,000	$54	70
1100 Comfort St	0.71mi	3/1.0	1,108 (-1%)	2mo	$132,000	$119	63
1130 Theodore St	0.42mi	2/1.0 (-1)	1,048 (-6%)	2mo	$112,000	$107	63
1421 Lamont St	0.46mi	3/1.0	994 (-11%)	3mo	$145,000	$146	58
1418 Keeney Ct	0.48mi	3/1.0	990 (-12%)	1mo	$140,000	$141	57
920 Clyde St	0.59mi	3/1.5	1,204 (+8%)	2mo	$170,000	$141	57
113 W Willow St	0.56mi	3/1.0	1,287 (+15%)	0mo	$85,000	$66	49
1310 W Maple St	0.58mi	3/1.0	968 (-14%)	3mo	$83,400	$86	48
1023 Seymour Ave	0.58mi	3/1.0	956 (-15%)	2mo	$150,000	$157	47
908 N Walnut St	0.64mi	4/1.5 (+1)	1,248 (+11%)	1mo	$125,000	$100	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.76×
• Total profit: $33,443
• Equity at exit: $10,139

10-year hold

• IRR: 47.4%
• Equity multiple: 6.79×
• Total profit: $110,268
• Equity at exit: $5,879

Cash invested: $19,040 (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 48906

• Rents YoY: 10.5%
• Active inventory: 138
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$357
• Tax from tax record: −$121 /mo · $1,453/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $583

Break-even live

Break-even rent $640

Max offer price $68,000

Occupancy floor 53%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	21d	1	0.21mi
1010 N Pine St Unit B Lansing, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.49mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	21d	1	0.56mi
117 E North St Unit A Lansing, MI	2.0	1.0	812	$1,050	$1.29	14d	1	0.57mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	44d	1	0.70mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	0.73mi
410 W Lapeer St Unit 1 Lansing, MI	2.0	1.0	800	$1,050	$1.31	21d	1	0.87mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.92mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	44d	1	1.01mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	44d	1	1.12mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	14d	12	1.21mi
1561 Massachusetts Ave Lansing, MI	3.0	2.0	1100	$1,400	$1.27	44d	1	1.37mi
1109 W Washtenaw St Unit 5 Lansing, MI	2.0	1.0	755	$795	$1.05	44d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $68,000 Active 42 DOM
2. 2026-06-17
   days on market $68,000 Active 41 DOM
3. 2026-06-16
   days on market $68,000 Active 40 DOM
4. 2026-06-15
   days on market $68,000 Active 39 DOM
5. 2026-06-14
   days on market $68,000 Active 37 DOM
6. 2026-06-13
   pricedays on market $68,000 Active 36 DOM
7. 2026-06-10
   days on market $75,000 Active 34 DOM
8. 2026-06-09
   days on market $75,000 Active 33 DOM
9. 2026-06-08
   days on market $75,000 Active 32 DOM
10. 2026-06-07
    days on market $75,000 Active 31 DOM
11. 2026-06-05
    days on market $75,000 Active 28 DOM
12. 2026-06-03
    days on market $75,000 Active 27 DOM
13. 2026-06-02
    days on market $75,000 Active 26 DOM
14. 2026-06-01
    days on market $75,000 Active 25 DOM
15. 2026-05-31
    days on market $75,000 Active 24 DOM
16. 2026-05-30
    days on market $75,000 Active 23 DOM
17. 2026-05-07
    listed $75,000 Active 528-char remark

    Show marketing remark (528 chars)

    Opportunity is knocking at 1448 Knollwood! This Lansing home offers incredible potential for investors, flippers, or buyers looking to build sweat equity and make a home their own. With solid bones and plenty of possibilities, this property is ready for your vision and updates. Whether you're searching for your next investment project or an affordable way to break into homeownership, this is a chance to create value in a convenient Lansing location. Bring your ideas, tools, and creativity. The potential here is undeniable!

18. 2026-05-07
    listed $75,000 Active 528-char remark

    Show marketing remark (528 chars)

    Opportunity is knocking at 1448 Knollwood! This Lansing home offers incredible potential for investors, flippers, or buyers looking to build sweat equity and make a home their own. With solid bones and plenty of possibilities, this property is ready for your vision and updates. Whether you're searching for your next investment project or an affordable way to break into homeownership, this is a chance to create value in a convenient Lansing location. Bring your ideas, tools, and creativity. The potential here is undeniable!

ⓘ 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: $1,453 · $121/mo
• Projected year-2 tax: $1,453 · $121/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 6/10 Major FEMA zone X (unshaded) · 87% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $16,542
• − Mortgage interest: −$3,809
• − Property taxes: −$1,453
• − Insurance: −$340
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$1,978
• Taxable income: $6,315
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,481/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: Lansing Public School District
• NCES district ID: 2621150
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 23% ▲ 3.00%
• Median HH income: $37,453
• Composite: 18.76/100
• National rank: #14002
• State rank: #650 of 760 in MI

Livability — Lansing

• Score: 79/100
• State rank: #94
• US rank: #2182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, MI
• County: Ingham County · 237,052 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 25,901
• Household income: $64,315
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 851.0

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Black 15% Two or more races 12% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 1% French/Haitian/Cajun 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.54%
• Current HPI: 228.7023
• Rent YoY: ▲ 10.50%
• Metro: Lansing-East Lansing, 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

-9.3% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $68,000 REALCOMP
• 2026-06-12 Price Changed $68,000 Greater Lansing AoR
• 2026-05-07 Listed $75,000 Greater Lansing AoR
• 2026-05-07 Listed $75,000 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $1,453 · -18.0% YoY. Source: county tax records.