40755 Knollwood Ct · Palmdale, CA 93551

$649,999

5 bd · 4.0 ba · 3,146 sqft · SingleFamily public records · 136 Days on market

Built 2004 9,059 sqft lot Est $799k · 19% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Delightful 5 bedrooms/3.5 baths home, located on a cul-de-sac in the desirable Rancho Vista community. Main level residence, showcases a living room with high ceilings and a multitude of picture windows, formal dining, one bedroom, two guest baths, gourmet kitchen with SS appliances, walk-in pantry, ample counter space and storage. Kitchen opens out into a comfortable family room with fireplace and spacious dining room leading out to a quaint backyard. Upper level features a loft, equipped with a built in work station/office; a huge master bedroom with jacuzzi tub, shower, walk-in closet and lavatory; laundry room, a guest bath and three sizable rooms. All complimented by recess lightings; custom paints, plantation shutters and blinds; and direct access to a 3 car garage. Absolutely, great floor plan for large family and/or entertaining. Walking distance to Rancho Vista Golf Club and Cascades restaurant, schools and minutes to shops, restaurants and mall.

Key facts

• 9,059 sq ft lot
• 3 garage spots
• Built 2004

Property features AI

Finance

• Financial info: Assessments: Unknown
• HOA & community: Curbs, street lighting, and sidewalks in the community

Exterior

• Parking: Attached garage; 3 garage parking spaces (total 3 parking spaces); No shared/common walls
• Utilities: Public sewer; District/public water; Utilities: see remarks
• Home design: House; Two stories; Entry on level 1
• Construction: Tile roof; Built (year per assessor); Single-family structure
• Exterior features: Covered patio; Has a patio; Brick wall fencing; No pool; Has a view; Lot in the 6,500–9,999 sq ft range

Interior

• Kitchen: Microwave; Gas range; Granite countertops; Formal dining area and eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Tile; Carpet; Laminate
• Bathrooms: Four full bathrooms; Master bath with double sinks; Soaking tub and separate shower; Bathtub
• Heating & cooling: Central cooling; Central furnace heating
• Interior features: High ceilings (9 feet+); Ceiling fan; Shutters; Two levels; Main level includes 1 bedroom and 2 bathrooms; Family room fireplace
• Laundry & utility: Dedicated laundry room; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $650k).
• Recommended offer: $572k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.5% in Palmdale — 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 55/100 on livability (#861 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: schools F, crime F, amenities F.
• Westside Union Elementary (suburban): math 34% / reading 49% proficiency, ranked #565 of 1,400 in CA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.3%/yr); 386 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $6,707/mo this rent would consume 67% of the median local household income ($120k/yr) (locally 1168% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $50k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $435k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $571,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $799,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4011 Prestwick Ln	0.24mi	6/3.0 (+1)	3,219 (+2%)	1mo	$719,000	$223	75
3721 Club Rancho Dr	0.55mi	5/4.0	3,032 (-4%)	2mo	$687,000	$227	66
41018 40th Street West	0.32mi	4/3.5 (-1)	3,248 (+3%)	9mo	$884,500	$272	65
41030 Indigo Way	0.55mi	5/3.0	2,929 (-7%)	1mo	$825,000	$282	58
41002 Flagstone St	0.39mi	6/3.0 (+1)	2,857 (-9%)	6mo	$625,000	$219	53
3813 Tournament Dr	0.38mi	4/3.0 (-1)	2,850 (-9%)	8mo	$685,000	$240	51
4518 W Avenue M14	0.71mi	4/5.0 (-1)	3,029 (-4%)	2mo	$1,200,000	$396	50
40824 Riverock Ln	0.73mi	5/3.0	3,263 (+4%)	8mo	$830,000	$254	49
3539 Tamarisk Dr	0.75mi	5/3.0	3,256 (+4%)	10mo	$665,000	$204	47
3642 Club Rancho	0.61mi	4/4.0 (-1)	3,482 (+11%)	2mo	$664,870	$191	47
4665 Northridge Dr	0.73mi	5/3.0	2,929 (-7%)	9mo	$800,000	$273	43
4643 Sungate Dr	0.63mi	5/3.0	2,701 (-14%)	7mo	$700,000	$259	37

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-49,473
• Equity at exit: $96,917

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $15,756
• Equity at exit: $56,200

Cash invested: $182,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 93551

• Home prices YoY: -30.3%
• Rents YoY: 2.3%
• Active inventory: 386
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $6,707 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$668 /mo · $8,012/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,409
• Net cashflow: $951

Break-even live

Break-even rent $5,503

Max offer price $649,999

Occupancy floor 81%

Sensitivity live

Price	-10% $1,319	-5% $1,135	+0% $951	+5% $768	+10% $584
Rent	-10% $422	-5% $687	+0% $951	+5% $1,216	+10% $1,481
Rate	-1.0pp $1,279	-0.5pp $1,117	base $951	+0.5pp $783	+1.0pp $612

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4138 Club Vista Dr Palmdale, CA	5.0	4.0	3146	$7,500	$2.38	0d	1	0.10mi
3423 Racquet Ln Palmdale, CA	5.0	3.0	2944	$7,500	$2.55	0d	1	0.92mi
5320 Northridge Dr Palmdale, CA	5.0	4.0	2906	$4,050	$1.39	0d	1	1.27mi
40559 55th St W Palmdale, CA	5.0	2.5	3147	$4,995	$1.59	11d	1	1.36mi

Listing history 29 events

1. 2026-06-21
   days on market $649,999 Active 136 DOM
2. 2026-06-18
   days on market $649,999 Active 133 DOM
3. 2026-06-17
   days on market $649,999 Active 132 DOM
4. 2026-06-16
   days on market $649,999 Active 131 DOM
5. 2026-06-15
   days on market $649,999 Active 130 DOM
6. 2026-06-13
   days on market $649,999 Active 128 DOM
7. 2026-06-13
   days on market $649,999 Active 127 DOM
8. 2026-06-09
   days on market $649,999 Active 124 DOM
9. 2026-06-08
   days on market $649,999 Active 123 DOM
10. 2026-06-07
    pricedays on market $649,999 Active 122 DOM
11. 2026-06-04
    days on market $689,900 Active 119 DOM
12. 2026-06-03
    days on market $689,900 Active 118 DOM
13. 2026-06-02
    days on market $689,900 Active 117 DOM
14. 2026-06-01
    days on market $689,900 Active 116 DOM
15. 2026-05-31
    days on market $689,900 Active 115 DOM
16. 2026-03-23
    price $689,900
17. 2026-02-24
    price $699,900
18. 2026-02-05
    listed $699,999 Active
19. 2026-01-26
    historical $699,999
20. 2017-03-23
    soldstatus $435,000 Closed Sale 969-char remark

    Show marketing remark (969 chars)

    Delightful 5 bedrooms/3.5 baths home, located on a cul-de-sac in the desirable Rancho Vista community. Main level residence, showcases a living room with high ceilings and a multitude of picture windows, formal dining, one bedroom, two guest baths, gourmet kitchen with SS appliances, walk-in pantry, ample counter space and storage. Kitchen opens out into a comfortable family room with fireplace and spacious dining room leading out to a quaint backyard. Upper level features a loft, equipped with a built in work station/office; a huge master bedroom with jacuzzi tub, shower, walk-in closet and lavatory; laundry room, a guest bath and three sizable rooms. All complimented by recess lightings; custom paints, plantation shutters and blinds; and direct access to a 3 car garage. Absolutely, great floor plan for large family and/or entertaining. Walking distance to Rancho Vista Golf Club and Cascades restaurant, schools and minutes to shops, restaurants and mall.

21. 2017-03-23
    soldstatus $435,000

    Show marketing remark (969 chars)

    Delightful 5 bedrooms/3.5 baths home, located on a cul-de-sac in the desirable Rancho Vista community. Main level residence, showcases a living room with high ceilings and a multitude of picture windows, formal dining, one bedroom, two guest baths, gourmet kitchen with SS appliances, walk-in pantry, ample counter space and storage. Kitchen opens out into a comfortable family room with fireplace and spacious dining room leading out to a quaint backyard. Upper level features a loft, equipped with a built in work station/office; a huge master bedroom with jacuzzi tub, shower, walk-in closet and lavatory; laundry room, a guest bath and three sizable rooms. All complimented by recess lightings; custom paints, plantation shutters and blinds; and direct access to a 3 car garage. Absolutely, great floor plan for large family and/or entertaining. Walking distance to Rancho Vista Golf Club and Cascades restaurant, schools and minutes to shops, restaurants and mall.

22. 2017-02-22
    status Pending Sale 969-char remark

    Show marketing remark (969 chars)

    Delightful 5 bedrooms/3.5 baths home, located on a cul-de-sac in the desirable Rancho Vista community. Main level residence, showcases a living room with high ceilings and a multitude of picture windows, formal dining, one bedroom, two guest baths, gourmet kitchen with SS appliances, walk-in pantry, ample counter space and storage. Kitchen opens out into a comfortable family room with fireplace and spacious dining room leading out to a quaint backyard. Upper level features a loft, equipped with a built in work station/office; a huge master bedroom with jacuzzi tub, shower, walk-in closet and lavatory; laundry room, a guest bath and three sizable rooms. All complimented by recess lightings; custom paints, plantation shutters and blinds; and direct access to a 3 car garage. Absolutely, great floor plan for large family and/or entertaining. Walking distance to Rancho Vista Golf Club and Cascades restaurant, schools and minutes to shops, restaurants and mall.

23. 2017-02-16
    listed $430,000 Active 969-char remark

    Show marketing remark (969 chars)

    Delightful 5 bedrooms/3.5 baths home, located on a cul-de-sac in the desirable Rancho Vista community. Main level residence, showcases a living room with high ceilings and a multitude of picture windows, formal dining, one bedroom, two guest baths, gourmet kitchen with SS appliances, walk-in pantry, ample counter space and storage. Kitchen opens out into a comfortable family room with fireplace and spacious dining room leading out to a quaint backyard. Upper level features a loft, equipped with a built in work station/office; a huge master bedroom with jacuzzi tub, shower, walk-in closet and lavatory; laundry room, a guest bath and three sizable rooms. All complimented by recess lightings; custom paints, plantation shutters and blinds; and direct access to a 3 car garage. Absolutely, great floor plan for large family and/or entertaining. Walking distance to Rancho Vista Golf Club and Cascades restaurant, schools and minutes to shops, restaurants and mall.

24. 2013-06-28
    status Pending 491-char remark

    Show marketing remark (491 chars)

    Standard Sale! This gorgeous home is located in desirable West Palmdale. Located in a quiet cul-de-sac. This beauty has 5 bedrooms plus 3.5 bathrooms. Plantation Shutters, Custom tile flooring and granite counter tops and many more. 1 bedroom, 1 full bathroom is located down stairs. The kitchen has two large islands with plenty of cabinet space. Laundry room is on the second level. Well maintained with lots of upgrades. Walking distance to Rancho Vista Golf Club and Cascades restaurant.

25. 2013-06-28
    soldstatus $356,500 Closed 491-char remark

    Show marketing remark (491 chars)

    Standard Sale! This gorgeous home is located in desirable West Palmdale. Located in a quiet cul-de-sac. This beauty has 5 bedrooms plus 3.5 bathrooms. Plantation Shutters, Custom tile flooring and granite counter tops and many more. 1 bedroom, 1 full bathroom is located down stairs. The kitchen has two large islands with plenty of cabinet space. Laundry room is on the second level. Well maintained with lots of upgrades. Walking distance to Rancho Vista Golf Club and Cascades restaurant.

26. 2013-06-28
    soldstatus $356,500

    Show marketing remark (491 chars)

    Standard Sale! This gorgeous home is located in desirable West Palmdale. Located in a quiet cul-de-sac. This beauty has 5 bedrooms plus 3.5 bathrooms. Plantation Shutters, Custom tile flooring and granite counter tops and many more. 1 bedroom, 1 full bathroom is located down stairs. The kitchen has two large islands with plenty of cabinet space. Laundry room is on the second level. Well maintained with lots of upgrades. Walking distance to Rancho Vista Golf Club and Cascades restaurant.

27. 2013-06-28
    soldstatus $356,500

    Show marketing remark (491 chars)

    Standard Sale! This gorgeous home is located in desirable West Palmdale. Located in a quiet cul-de-sac. This beauty has 5 bedrooms plus 3.5 bathrooms. Plantation Shutters, Custom tile flooring and granite counter tops and many more. 1 bedroom, 1 full bathroom is located down stairs. The kitchen has two large islands with plenty of cabinet space. Laundry room is on the second level. Well maintained with lots of upgrades. Walking distance to Rancho Vista Golf Club and Cascades restaurant.

28. 2013-04-24
    listed $360,000 Active 491-char remark

    Show marketing remark (491 chars)

    Standard Sale! This gorgeous home is located in desirable West Palmdale. Located in a quiet cul-de-sac. This beauty has 5 bedrooms plus 3.5 bathrooms. Plantation Shutters, Custom tile flooring and granite counter tops and many more. 1 bedroom, 1 full bathroom is located down stairs. The kitchen has two large islands with plenty of cabinet space. Laundry room is on the second level. Well maintained with lots of upgrades. Walking distance to Rancho Vista Golf Club and Cascades restaurant.

29. 2012-12-13
    listed $355,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $8,012 · $668/mo
• Projected year-2 tax: $8,012 · $668/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 28 unhealthy d/yr today · 33 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,486
• − Mortgage interest: −$36,410
• − Property taxes: −$8,012
• − Insurance: −$3,250
• − Repairs & maintenance: −$6,439
• − Management: −$6,439
• − Depreciation: −$18,909
• Taxable income: $1,027
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $11,171/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: Westside Union Elementary
• NCES district ID: 0642120
• Math proficiency: 34% ▲ 1.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $80,763
• Composite: 41.01/100
• National rank: #7473
• State rank: #565 of 1400 in CA

Livability — Palmdale

• Score: 55/100
• State rank: #861
• US rank: #23501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, CA
• County: Los Angeles County · 9,444,647 people
• City population: 177,644
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 54,360
• Household income: $119,801
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1168.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 33% Two or more races 17% Black 10% Asian 9%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Russian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 61% English-only · Spanish 29% Other Indo-European 3% Tagalog/Filipino 3%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.22%
• Current HPI: 327.1791
• Rent YoY: ▲ 2.29%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+94.3% since first listed

14 events — show timeline

• 2026-03-23 Price Changed $689,900 CRMLS
• 2026-02-24 Price Changed $699,900 CRMLS
• 2026-02-05 Listed $699,999 CRMLS
• 2026-01-26 Coming Soon $699,999 CRMLS
• 2017-03-23 Sold (Public Records) $435,000 Public Records
• 2017-03-23 Sold (MLS) $435,000 CRMLS
• 2017-02-22 Pending — CRMLS
• 2017-02-16 Listed $430,000 CRMLS
• 2013-06-28 Pending — CRMLS
• 2013-06-28 Sold (Public Records) $356,500 Public Records
• 2013-06-28 Sold (MLS) $356,500 AVMLS
• 2013-06-28 Sold (MLS) $356,500 CRMLS
• 2013-04-24 Listed $360,000 CRMLS
• 2012-12-13 Listed $355,000 AVMLS

Property tax history

+1.6%/yr

Latest (2025): $8,012 · +4.6% YoY. Source: county tax records.