1316 Knollwood Ave · Kalamazoo, MI 49006

$275,000

3 bd · 3.0 ba · 2,050 sqft · SingleFamily public records · 30 Days on market

Built 1948 0.36 ac lot Est $324k · 15% under

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Why this score? — see what drove the F 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).

• ARV discount +14.3/15.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This positive cash flow investment property is on the market for the first time in 15 years. Now is the time for you to consider becoming an property investor. This 5 bedroom, 2 full bath, home features over 2,000 square feet. It is within walking distance to WMU, shops, & restaurants. Oversized parking area will accompany a number of tenants and guests. Additional amenities include a fenced in back yard and a two car garage. The LR, & DR, have hardwood floors. 1 BR feature LVT floors. The spacious LR and DR also have beautiful knotty pine walls. The bedrooms have hardwood and LVT flooring. The Kitchen includes the range/oven, microwave & refrigerator. and LVT flooring. Just off the kitchen is a spacious mud room complete with a washer/dryer area. The shelf units are also used as a spacious pantry. 2 full baths. One with a single vanity and the other with a dual vanity. Both have tub/shower combo. 2 adjoining decks are 12 x 30 and 10 x 12. Perfect for gatherings.

Key facts

• Knotty pine walls
• Spacious mud room
• Fenced in back yard

Tags

• WALKING DISTANCE TO WMU
• OVERSIZED PARKING AREA
• FENCED IN BACK YARD
• HARDWOOD FLOORS
• KNOTTY PINE WALLS
• SPACIOUS MUD ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; Residential property; One-story (ranch)
• Construction: Built in 1948; Wood siding construction; Shingle roof; Full basement foundation
• Exterior features: Paved road access; Lot approximately 0.36 acres

Interior

• Kitchen: Kitchen (approx. 11.3 x 12.7); Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom (approx. 12.6 x 12.8); Bedroom 2 (approx. 12.3 x 8.0); Bedroom 3 (approx. 11.3 x 10.5); Bedroom 4 (approx. 11.3 x 9.8); Bedroom 5 (approx. 11.3 x 10.9)
• Bathrooms: 2 full bathrooms; Primary bathroom (approx. 8.0 x 8.8); Bathroom 1 (approx. 8.7 x 9.1)
• Heating & cooling: Forced air heating; Has central cooling
• Interior features: Replacement windows; 7 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-834 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (52.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (41.4% below list).
• Recommended offer: $132k (52.0% below list) — sets the bar for cash-flow.
• Cap rate 2.7% vs local median 4.1% in Kalamazoo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#141 in MI, #3,492 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Kalamazoo Public Schools (urban): math 43% / reading 72% proficiency, ranked #71 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodward School For Technology And Research (206 students, 95% FRL); Maple Street Magnet School For The Arts (math 75% / reading 75%, grade A, #8 of 493 statewide, top 3%, 860 students, 59% FRL); Loy Norrix High School (math 47% / reading 82%, grade B-, #46 of 713 statewide, top 7%, 1,771 students, 68% FRL).
• Zoned-school proficiency averages 70% at this address vs 58% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Kalamazoo Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.4%/yr); 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 339 units permitted in Kalamazoo County in 2024 (22 in 5+ unit buildings).
• This rent runs 44% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kalamazoo County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 37y ago 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.
• Current owner paid $58k; list at $275k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,090 (52.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 2.65%
• Cash-on-cash: -13.00%
• DSCR: 0.42
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $323,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Dobbin Dr	0.48mi	4/1.5 (+1)	2,042 (-0%)	0mo	$300,000	$147	66
925 Westfall Ave	0.37mi	3/1.5	2,261 (+10%)	2mo	$270,500	$120	58
520 S Kendall Ave	0.67mi	3/2.0	2,144 (+5%)	1mo	$350,000	$163	57
3302 St Antoine Ave	0.54mi	3/2.0	2,097 (+2%)	13mo	$305,000	$145	56
943 Eldridge Dr	0.68mi	4/2.0 (+1)	2,109 (+3%)	8mo	$270,630	$128	48
1026 Eldridge Dr	0.69mi	4/1.5 (+1)	2,000 (-2%)	10mo	$255,000	$128	44
2216 Sheffield Dr	0.68mi	3/2.5	2,224 (+8%)	12mo	$381,000	$171	42
2226 Sheffield Dr	0.69mi	3/1.5	1,969 (-4%)	17mo	$366,500	$186	41
1917 Benjamin Ave	0.62mi	3/2.0	2,304 (+12%)	10mo	$480,000	$208	38
2121 Sheffield Dr	0.63mi	4/2.5 (+1)	2,328 (+14%)	10mo	$450,000	$193	33
3320 Dublin Ave	0.61mi	4/3.0 (+1)	2,328 (+14%)	14mo	$260,000	$112	32
1129 Berkshire Dr	0.60mi	3/2.0	1,742 (-15%)	13mo	$275,000	$158	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 · 3.39% rent growth · sell at horizon

5-year hold

• IRR: -40.0%
• Equity multiple: -0.26×
• Total profit: $-96,904
• Equity at exit: $41,003

10-year hold

• IRR: -59.8%
• Equity multiple: -0.94×
• Total profit: $-149,553
• Equity at exit: $23,777

Cash invested: $77,000 (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 49006

• Rents YoY: 3.4%
• Active inventory: 106
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$550 /mo · $6,604/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-834

Break-even live

Break-even rent $2,667

Max offer price $132,090

Occupancy floor —

Sensitivity live

Price	-10% $-678	-5% $-756	+0% $-834	+5% $-912	+10% $-990
Rent	-10% $-961	-5% $-898	+0% $-834	+5% $-771	+10% $-707
Rate	-1.0pp $-696	-0.5pp $-764	base $-834	+0.5pp $-905	+1.0pp $-978

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
229 S Kendall Ave Kalamazoo, MI	4.0	2.0–2.5	1625	$1,560	$0.96	22d	7	0.88mi
124 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	22d	5	0.98mi
105 S Kendall Ave Kalamazoo, MI	4.0	2.5	1660	$1,560	$0.94	22d	2	0.99mi
1010 Emajean St Kalamazoo, MI	2.0–4.0	1.0–3.0	1249	$1,100	$0.88	22d	1	1.06mi
210 N Kendall Ave Kalamazoo, MI	4.0	2.0	1660	$1,560	$0.94	15d	1	1.08mi
4346 N Hills Dr Kalamazoo, MI	2.0–4.0	2.0–4.0	1093	$1,200	$1.10	22d	1	1.08mi
207 N Kendall Ave Kalamazoo, MI	4.0	2.0	1655	$1,560	$0.94	15d	5	1.11mi

Listing history 46 events

1. 2026-06-21
   days on market $275,000 Active 30 DOM
2. 2026-06-18
   days on market $275,000 Active 27 DOM
3. 2026-06-17
   days on market $275,000 Active 26 DOM
4. 2026-06-16
   days on market $275,000 Active 25 DOM
5. 2026-06-15
   days on market $275,000 Active 24 DOM
6. 2026-06-14
   days on market $275,000 Active 22 DOM
7. 2026-06-13
   days on market $275,000 Active 21 DOM
8. 2026-06-10
   days on market $275,000 Active 19 DOM
9. 2026-06-09
   days on market $275,000 Active 18 DOM
10. 2026-06-08
    days on market $275,000 Active 17 DOM
11. 2026-06-07
    days on market $275,000 Active 16 DOM
12. 2026-06-05
    days on market $275,000 Active 13 DOM
13. 2026-06-03
    days on market $275,000 Active 12 DOM
14. 2026-06-02
    days on market $275,000 Active 11 DOM
15. 2026-06-01
    days on market $275,000 Active 10 DOM
16. 2026-05-31
    days on market $275,000 Active 9 DOM
17. 2026-05-30
    days on market $275,000 Active 8 DOM
18. 2026-05-23
    price $275,000
19. 2026-05-22
    listed $269,000 Active

    Show marketing remark (993 chars)

    This positive cash flow investment property is on the market for the first time in 15 years. Now is the time for you to consider becoming an property investor. This 5 bedroom, 2 full bath, home features over 2,000 square feet. It is within walking distance to WMU, shops, & restaurants. Oversized parking area will accompany a number of tenants and guests. Additional amenities include a fenced in back yard and a two car garage. The LR, & DR, have hardwood floors. 1 BR feature LVT floors. The spacious LR and DR also have beautiful knotty pine walls. The bedrooms have hardwood and LVT flooring. The Kitchen includes the range/oven, microwave & refrigerator. and LVT flooring. Just off the kitchen is a spacious mud room complete with a washer/dryer area. The shelf units are also used as a spacious pantry. 2 full baths. One with a single vanity and the other with a dual vanity. Both have tub/shower combo. 2 adjoining decks are 12 x 30 and 10 x 12. Perfect for gatherings.

20. 2026-05-22
    listed $275,000 Active 994-char remark

    Show marketing remark (993 chars)

    This positive cash flow investment property is on the market for the first time in 15 years. Now is the time for you to consider becoming an property investor. This 5 bedroom, 2 full bath, home features over 2,000 square feet. It is within walking distance to WMU, shops, & restaurants. Oversized parking area will accompany a number of tenants and guests. Additional amenities include a fenced in back yard and a two car garage. The LR, & DR, have hardwood floors. 1 BR feature LVT floors. The spacious LR and DR also have beautiful knotty pine walls. The bedrooms have hardwood and LVT flooring. The Kitchen includes the range/oven, microwave & refrigerator. and LVT flooring. Just off the kitchen is a spacious mud room complete with a washer/dryer area. The shelf units are also used as a spacious pantry. 2 full baths. One with a single vanity and the other with a dual vanity. Both have tub/shower combo. 2 adjoining decks are 12 x 30 and 10 x 12. Perfect for gatherings.

21. 2026-05-22
    listed $275,000 Active 993-char remark

    Show marketing remark (993 chars)

    This positive cash flow investment property is on the market for the first time in 15 years. Now is the time for you to consider becoming an property investor. This 5 bedroom, 2 full bath, home features over 2,000 square feet. It is within walking distance to WMU, shops, & restaurants. Oversized parking area will accompany a number of tenants and guests. Additional amenities include a fenced in back yard and a two car garage. The LR, & DR, have hardwood floors. 1 BR feature LVT floors. The spacious LR and DR also have beautiful knotty pine walls. The bedrooms have hardwood and LVT flooring. The Kitchen includes the range/oven, microwave & refrigerator. and LVT flooring. Just off the kitchen is a spacious mud room complete with a washer/dryer area. The shelf units are also used as a spacious pantry. 2 full baths. One with a single vanity and the other with a dual vanity. Both have tub/shower combo. 2 adjoining decks are 12 x 30 and 10 x 12. Perfect for gatherings.

22. 2026-01-24
    historical $2,500
23. 2026-01-13
    listed $2,500
24. 2025-12-18
    historical
25. 2025-12-17
    historical
26. 2025-06-18
    listed $339,000 Active
27. 2025-06-18
    listed $339,000 Active
28. 2014-09-16
    historical
29. 2011-08-26
    soldstatus $57,500
30. 2011-08-26
    soldstatus $57,500
31. 2011-07-11
    listed $64,900
32. 2011-07-11
    listed $64,900
33. 2011-07-06
    historical
34. 2011-04-06
    listed $93,000
35. 2011-04-06
    listed $93,000
36. 2006-10-12
    soldstatus $192,000
37. 2003-08-22
    soldstatus $194,500
38. 2003-08-22
    soldstatus $194,500
39. 2003-05-13
    listed $215,000
40. 2003-05-13
    listed $215,000
41. 2001-04-02
    soldstatus $137,025
42. 2001-04-02
    soldstatus $137,025
43. 2001-03-08
    listed $137,025
44. 2001-03-08
    listed $137,025
45. 1989-11-07
    listed $69,900
46. 1989-11-07
    listed $69,900

ⓘ 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: $6,604 · $550/mo
• Projected year-2 tax: $6,604 · $550/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 ≥100°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: $19,336
• − Mortgage interest: −$15,404
• − Property taxes: −$6,604
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$8,000
• Taxable loss: −$15,142
• Est. tax savings @ 24.0%: +$3,634
• After-tax cash flow: $-6,376/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: Kalamazoo Public Schools
• NCES district ID: 2619950
• Math proficiency: 43% ▲ 13.00%
• Reading proficiency: 72% ▲ 33.00%
• Median HH income: $35,291
• Composite: 47.48/100
• National rank: #2275
• State rank: #71 of 540 in MI

Livability — Kalamazoo

• Score: 76/100
• State rank: #141
• US rank: #3492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kalamazoo, MI
• County: Kalamazoo County · 224,317 people
• City population: 121,397
• Metro: Kalamazoo-Portage, MI
• Population (ZIP): 26,507
• Household income: $43,639
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2581.0

Population outlook (Kalamazoo County) Hauer SSP2

• Today (2025): 280,982 people
• By 2030: 292,068 · +3.9%
• By 2040: 312,191 · +11.1%
• By 2050: 331,196 · +17.9%
• By 2075: 379,021 · +34.9%
• By 2100: 396,579 · +41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 65% Black 14% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, South Korea, China
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 2%

Political lean MEDSL · Kalamazoo

• 2024 margin: D (+17.7) · D 58.0% · R 40.3% · Other 1.7%
• 2008→2024 swing: -1.8pp toward R · 2008: 19.5pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+18.7 2016: D+12.8 2012: D+13.3 2008: D+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.52%
• Current HPI: 243.4367
• Rent YoY: ▲ 3.39%
• Metro: Kalamazoo-Portage, 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

+293.4% since first listed

29 events — show timeline

• 2026-05-23 Price Changed $275,000 SW Michigan MLS
• 2026-05-22 Listed $275,000 MiRealSource-MiMLS
• 2026-05-22 Listed $275,000 REALCOMP
• 2026-05-22 Listed $269,000 SW Michigan MLS
• 2026-01-24 Rental Removed $2,500 SHOWMOJO
• 2026-01-13 Listed for Rent $2,500 SHOWMOJO
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-17 Listing Removed — REALCOMP
• 2025-06-18 Listed $339,000 REALCOMP
• 2025-06-18 Listed $339,000 MiRealSource-MiMLS
• 2014-09-16 Listing Removed — SW Michigan MLS
• 2011-08-26 Sold (MLS) $57,500 REALCOMP
• 2011-08-26 Sold (MLS) $57,500 SW Michigan MLS
• 2011-07-11 Listed $64,900 REALCOMP
• 2011-07-11 Listed $64,900 SW Michigan MLS
• 2011-07-06 Listing Removed — REALCOMP
• 2011-04-06 Listed $93,000 REALCOMP
• 2011-04-06 Listed $93,000 SW Michigan MLS
• 2006-10-12 Sold (Public Records) $192,000 Public Records
• 2003-08-22 Sold (MLS) $194,500 REALCOMP
• 2003-08-22 Sold (MLS) $194,500 SW Michigan MLS
• 2003-05-13 Listed $215,000 REALCOMP
• 2003-05-13 Listed $215,000 SW Michigan MLS
• 2001-04-02 Sold (MLS) $137,025 REALCOMP
• 2001-04-02 Sold (MLS) $137,025 SW Michigan MLS
• 2001-03-08 Listed $137,025 REALCOMP
• 2001-03-08 Listed $137,025 SW Michigan MLS
• 1989-11-07 Listed $69,900 REALCOMP
• 1989-11-07 Listed $69,900 SW Michigan MLS

Property tax history

+3.7%/yr

Latest (2025): $6,604 · +3.0% YoY. Source: county tax records.