1259 Knollwood Dr · Richfield, MI 48656

$95,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 32 Days on market

Built 1960 10,019 sqft lot Est $79k · 20% over

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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).

• Cash flow +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Plenty of space in this 3 bedroom house with large Master Bedroom that has a private outside entry with walk in closet, separate utility room with washer and dryer hookups. This home is close to ORV trails and our All Sports Lake with public beach and boat ramp.

Key facts

• 0.23 acre lot
• Built 1960
• Listed 31 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl and wood siding; Slab foundation
• Exterior features: Porch; Sloped lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Wall furnace; Exhaust fan for cooling; Has heating and cooling
• Interior features: Walk-in closet(s); 6 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $29 ($350/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (14.6% below list).
• Recommended offer: $81k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Roscommon Area Public Schools (rural): math 30% / reading 44% proficiency, ranked #270 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 73 units permitted in Roscommon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Roscommon County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $21k; list at $95k implies a 352% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,175 (14.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $79,040
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1272 Windywood Dr	0.15mi	2/1.0	520 (0%)	15mo	$95,000	$183	80
1233 Hollywood Dr	0.07mi	1/1.0 (-1)	480 (-8%)	1mo	$60,000	$125	78
1431 Saint Clair Ave	0.42mi	2/1.0	560 (+8%)	16mo	$85,000	$152	54
1217 Minet Ct	0.72mi	1/1.0 (-1)	527 (+1%)	7mo	$55,000	$104	53
9231 Michigan Ave	0.46mi	2/1.0	560 (+8%)	22mo	$108,000	$193	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-13,553
• Equity at exit: $14,165

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-9,473
• Equity at exit: $8,214

Cash invested: $26,600 (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 48656

• Home prices YoY: -8.6%
• Active inventory: 73
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $812 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $29

Break-even live

Break-even rent $775

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 32 DOM
2. 2026-06-17
   days on market $95,000 Active 31 DOM
3. 2026-06-16
   days on market $95,000 Active 30 DOM
4. 2026-06-15
   days on market $95,000 Active 29 DOM
5. 2026-06-13
   days on market $95,000 Active 27 DOM
6. 2026-06-12
   days on market $95,000 Active 26 DOM
7. 2026-06-09
   days on market $95,000 Active 23 DOM
8. 2026-06-08
   days on market $95,000 Active 22 DOM
9. 2026-06-07
   days on market $95,000 Active 21 DOM
10. 2026-06-07
    days on market $95,000 Active 20 DOM
11. 2026-06-04
    days on market $95,000 Active 17 DOM
12. 2026-06-02
    days on market $95,000 Active 16 DOM
13. 2026-06-01
    days on market $95,000 Active 15 DOM
14. 2026-05-31
    days on market $95,000 Active 14 DOM
15. 2026-05-31
    days on market $95,000 Active 13 DOM
16. 2026-05-15
    listed $95,000 Active 262-char remark

    Show marketing remark (262 chars)

    Plenty of space in this 3 bedroom house with large Master Bedroom that has a private outside entry with walk in closet, separate utility room with washer and dryer hookups. This home is close to ORV trails and our All Sports Lake with public beach and boat ramp.

17. 2026-05-15
    listed $95,000 Active

    Show marketing remark (262 chars)

    Plenty of space in this 3 bedroom house with large Master Bedroom that has a private outside entry with walk in closet, separate utility room with washer and dryer hookups. This home is close to ORV trails and our All Sports Lake with public beach and boat ramp.

18. 2013-06-17
    soldstatus $21,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$285/yr (+$24/mo · 32.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,741
• − Mortgage interest: −$5,321
• − Property taxes: −$892
• − Insurance: −$475
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$2,764
• Taxable loss: −$1,270
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $654/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: Roscommon Area Public Schools
• NCES district ID: 2615830
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,914
• Composite: 30.7/100
• National rank: #6172
• State rank: #270 of 540 in MI

Livability — Richfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Helen, MI
• Population (ZIP): 3,872

Population outlook (Roscommon County) Hauer SSP2

• Today (2025): 22,249 people
• By 2030: 21,206 · -4.7%
• By 2040: 19,070 · -14.3%
• By 2050: 17,564 · -21.1%
• By 2075: 15,420 · -30.7%
• By 2100: 13,168 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 7% Romanian 7% Slovak 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Roscommon

• 2024 margin: Solid R (+32.9) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: 2.5pp · 2024: -32.9pp
• All cycles: 2024: R+32.9 2020: R+30.0 2016: R+29.6 2012: R+3.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.98%
• Current HPI: 319.603
• Rent YoY: —
• Metro: —
• 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

+352.4% since first listed

3 events — show timeline

• 2026-05-15 Listed $95,000 REALCOMP
• 2026-05-15 Listed $95,000 MiRealSource-MiMLS
• 2013-06-17 Sold (Public Records) $21,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $892 · +12.9% YoY. Source: county tax records.