1402 Knollwood Ave · Lansing, MI 48906

$68,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 79 Days on market

Built 1918 2,613 sqft lot $65/sqft · 10% below area Est $76k · 10% under

---

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 +11.9/15.0
• 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

3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

Key facts

• 2,613 sq ft lot
• Built 1918
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 $476 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,765 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.71%
• DSCR: 2.28
• GRM: 4.2

CMA / ARV

• ARV (median comp): $76,325
• List price: $68,900
• Delta: -8.42%
• 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
1043 Ontario St	0.24mi	3/1.0	1,152 (+8%)	2mo	$54,900	$48	74
1130 Theodore St	0.36mi	2/1.0 (-1)	1,048 (-2%)	2mo	$112,000	$107	74
1621 Robertson Ave	0.39mi	3/1.5	1,108 (+4%)	3mo	$110,000	$99	71
1441 Knollwood Ave	0.08mi	3/1.0	910 (-15%)	2mo	$46,000	$51	70
919 Princeton Ave	0.47mi	3/1.5	1,119 (+5%)	2mo	$60,000	$54	67
1418 Keeney Ct	0.46mi	3/1.0	990 (-7%)	1mo	$140,000	$141	66
1421 Lamont St	0.47mi	3/1.0	994 (-7%)	3mo	$145,000	$146	64
1100 Comfort St	0.66mi	3/1.0	1,108 (+4%)	2mo	$132,000	$119	61
1023 Seymour Ave	0.51mi	3/1.0	956 (-10%)	2mo	$150,000	$157	57
610 Bluff St	0.46mi	2/1.0 (-1)	936 (-12%)	1mo	$139,900	$149	52
920 Clyde St	0.51mi	3/1.5	1,204 (+13%)	2mo	$170,000	$141	51
925 N Pine St	0.45mi	2/1.5 (-1)	936 (-12%)	2mo	$154,000	$165	50

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: 29.5%
• Equity multiple: 2.33×
• Total profit: $25,618
• Equity at exit: $10,273

10-year hold

• IRR: 40.0%
• Equity multiple: 5.86×
• Total profit: $93,707
• Equity at exit: $5,957

Cash invested: $19,292 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$361
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $462

Break-even live

Break-even rent $791

Max offer price $68,900

Occupancy floor 61%

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: $17,225
• Closing costs: $2,067
• 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	0.18mi
1010 N Pine St Unit B Lansing, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.43mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	21d	1	0.49mi
117 E North St Unit A Lansing, MI	2.0	1.0	812	$1,050	$1.29	13d	1	0.57mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	43d	1	0.63mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	0.66mi
410 W Lapeer St Unit 1 Lansing, MI	2.0	1.0	800	$1,050	$1.31	21d	1	0.80mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.86mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	43d	1	0.95mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	43d	1	1.09mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	13d	12	1.17mi
1561 Massachusetts Ave Lansing, MI	3.0	2.0	1100	$1,400	$1.27	43d	1	1.37mi
1109 W Washtenaw St Unit 5 Lansing, MI	2.0	1.0	755	$795	$1.05	43d	1	1.39mi

Listing history 33 events

1. 2026-06-18
   days on market $68,900 Active 79 DOM
2. 2026-06-17
   price $68,900 Active 78 DOM
3. 2026-06-17
   days on market $69,900 Active 78 DOM
4. 2026-06-16
   days on market $69,900 Active 77 DOM
5. 2026-06-15
   days on market $69,900 Active 76 DOM
6. 2026-06-14
   days on market $69,900 Active 74 DOM
7. 2026-06-13
   days on market $69,900 Active 73 DOM
8. 2026-06-10
   days on market $69,900 Active 71 DOM
9. 2026-06-09
   days on market $69,900 Active 70 DOM
10. 2026-06-08
    days on market $69,900 Active 69 DOM
11. 2026-06-07
    days on market $69,900 Active 68 DOM
12. 2026-06-05
    days on market $69,900 Active 65 DOM
13. 2026-06-03
    days on market $69,900 Active 64 DOM
14. 2026-06-02
    days on market $69,900 Active 63 DOM
15. 2026-06-01
    days on market $69,900 Active 62 DOM
16. 2026-05-31
    days on market $69,900 Active 61 DOM
17. 2026-05-30
    days on market $69,900 Active 60 DOM
18. 2026-05-13
    price $69,900 110-char remark

    Show marketing remark (111 chars)

    3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

19. 2026-05-13
    price $69,900 111-char remark

    Show marketing remark (111 chars)

    3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

20. 2026-04-26
    price $74,900 110-char remark

    Show marketing remark (111 chars)

    3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

21. 2026-04-26
    price $74,900 111-char remark

    Show marketing remark (111 chars)

    3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

22. 2026-04-01
    listed $79,900 Active 110-char remark

    Show marketing remark (111 chars)

    3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

23. 2026-04-01
    listed $79,900 Active 111-char remark

    Show marketing remark (111 chars)

    3-bedroom 2 Story House on the east Side. Appliances included. Tenant Occupied. Need 48 hours' notice to show.

24. 2025-12-11
    historical $875
25. 2025-12-09
    listed $875
26. 2025-12-03
    historical $900
27. 2025-10-11
    listed $900
28. 2020-03-16
    historical
29. 2020-02-04
    historical
30. 2019-10-25
    listed $46,000
31. 2019-10-25
    listed $46,000
32. 2013-07-14
    historical
33. 2011-07-14
    listed $30,000

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 ≥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: $16,505
• − Mortgage interest: −$3,859
• − Property taxes: −$2,819
• − Insurance: −$344
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,004
• Taxable income: $4,837
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $4,379/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

+133.0% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $69,900 REALCOMP
• 2026-05-13 Price Changed $69,900 Greater Lansing AoR
• 2026-04-26 Price Changed $74,900 REALCOMP
• 2026-04-26 Price Changed $74,900 Greater Lansing AoR
• 2026-04-01 Listed $79,900 Greater Lansing AoR
• 2026-04-01 Listed $79,900 REALCOMP
• 2025-12-11 Rental Removed $875 PROPERTYWARE
• 2025-12-09 Listed for Rent $875 PROPERTYWARE
• 2025-12-03 Rental Removed $900 PROPERTYWARE
• 2025-10-11 Listed for Rent $900 PROPERTYWARE
• 2020-03-16 Listing Removed — Greater Lansing AoR
• 2020-02-04 Listing Removed — REALCOMP
• 2019-10-25 Listed $46,000 REALCOMP
• 2019-10-25 Listed $46,000 Greater Lansing AoR
• 2013-07-14 Listing Removed — Greater Lansing AoR
• 2011-07-14 Listed $30,000 Greater Lansing AoR

Property tax history

+6.9%/yr

Latest (2025): $2,819 · +3.0% YoY. Source: county tax records.