93 Poplar Ave · Pontiac, MI 48342

$125,000

3 bd · 1.5 ba · 1,820 sqft · SingleFamily public records · 3 Days on market

Built 1920 3,920 sqft lot Est $138k · 10% under

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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 +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming bungalow-style home in the heart of Pontiac! This well-maintained property features 3 comfortable bedrooms and 1.5 bathrooms, offering the perfect blend of functionality and cozy living. The home includes a full basement with a convenient walk-out door, providing additional space for storage, a workshop, or future finishing potential. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home delivers great value in a convenient location close to schools, shopping, and local amenities. Don't miss your chance to make this lovely home yours!

Key facts

• Walk out door
• Full basement
• Bungalow style

Tags

• BUNGALOW STYLE
• FULL BASEMENT
• WALK OUT DOOR
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.7% vs local median 6.7% in Pontiac — 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 64/100 on livability (#499 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Pontiac City School District (urban): math 8% / reading 17% proficiency, ranked #514 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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: 1.48% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.90%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $138,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Baldwin Ave	0.13mi	3/2.0	1,817 (-0%)	3mo	$50,000	$28	89
68 Kimball St	0.15mi	3/2.0	1,564 (-14%)	3mo	$141,000	$90	65
29 Putnam Ave	0.26mi	4/1.0 (+1)	1,913 (+5%)	10mo	$84,900	$44	64
163 Norton St	0.63mi	3/2.0	1,908 (+5%)	2mo	$118,600	$62	59
50 Lewis St	0.29mi	3/1.0	1,614 (-11%)	10mo	$62,500	$39	58
686 Lounsbury Ave	0.70mi	4/1.5 (+1)	1,930 (+6%)	1mo	$147,000	$76	51
197 Beach St	0.57mi	4/2.0 (+1)	1,851 (+2%)	18mo	$140,000	$76	49
86 Marquette St	0.59mi	3/2.0	1,985 (+9%)	11mo	$175,000	$88	46
47 Summit St	0.37mi	4/2.0 (+1)	1,600 (-12%)	14mo	$180,000	$113	44
54 Nelson St	0.46mi	4/1.5 (+1)	1,558 (-14%)	12mo	$149,900	$96	40
53 Oakhill St	0.62mi	3/2.0	1,641 (-10%)	19mo	$161,000	$98	37
100 Moreland Ave	0.63mi	3/1.0	1,644 (-10%)	21mo	$70,000	$43	35

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $22,277
• Equity at exit: $18,638

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $74,129
• Equity at exit: $10,808

Cash invested: $35,000 (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 48342

• Home prices YoY: -33.8%
• Active inventory: 87
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$656
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $668

Break-even live

Break-even rent $1,008

Max offer price $125,000

Occupancy floor 59%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	43d	1	0.57mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	43d	1	0.79mi
21 N Saginaw St Pontiac, MI	2.0	2.5	2500	$2,500	$1.00	1d	1	0.92mi
223 Tucker St Pontiac, MI	2.0	2.5	1295	$1,700	$1.31	17d	1	1.28mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	43d	1	1.30mi

Listing history 4 events

1. 2026-03-23
   status Pending 615-char remark

   Show marketing remark (615 chars)

   Welcome to this charming bungalow-style home in the heart of Pontiac! This well-maintained property features 3 comfortable bedrooms and 1.5 bathrooms, offering the perfect blend of functionality and cozy living. The home includes a full basement with a convenient walk-out door, providing additional space for storage, a workshop, or future finishing potential. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home delivers great value in a convenient location close to schools, shopping, and local amenities. Don't miss your chance to make this lovely home yours!

2. 2026-03-23
   status Pending

   Show marketing remark (615 chars)

   Welcome to this charming bungalow-style home in the heart of Pontiac! This well-maintained property features 3 comfortable bedrooms and 1.5 bathrooms, offering the perfect blend of functionality and cozy living. The home includes a full basement with a convenient walk-out door, providing additional space for storage, a workshop, or future finishing potential. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home delivers great value in a convenient location close to schools, shopping, and local amenities. Don't miss your chance to make this lovely home yours!

3. 2026-03-20
   listed $125,000 Active 615-char remark

   Show marketing remark (615 chars)

   Welcome to this charming bungalow-style home in the heart of Pontiac! This well-maintained property features 3 comfortable bedrooms and 1.5 bathrooms, offering the perfect blend of functionality and cozy living. The home includes a full basement with a convenient walk-out door, providing additional space for storage, a workshop, or future finishing potential. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home delivers great value in a convenient location close to schools, shopping, and local amenities. Don't miss your chance to make this lovely home yours!

4. 2026-03-20
   listed $125,000 Active

   Show marketing remark (615 chars)

   Welcome to this charming bungalow-style home in the heart of Pontiac! This well-maintained property features 3 comfortable bedrooms and 1.5 bathrooms, offering the perfect blend of functionality and cozy living. The home includes a full basement with a convenient walk-out door, providing additional space for storage, a workshop, or future finishing potential. Whether you're a first-time buyer, downsizing, or looking for a solid investment opportunity, this home delivers great value in a convenient location close to schools, shopping, and local amenities. Don't miss your chance to make this lovely home yours!

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,494 · $125/mo
• Expected delta: +$431/yr (+$36/mo · 40.5%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,241
• − Mortgage interest: −$7,002
• − Property taxes: −$1,063
• − Insurance: −$625
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,636
• Taxable income: $6,356
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $6,491/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: Pontiac City School District
• NCES district ID: 2628740
• Math proficiency: 8% ▼ -5.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $33,888
• Composite: 10.12/100
• National rank: #9802
• State rank: #514 of 540 in MI

Livability — Pontiac

• Score: 64/100
• State rank: #499
• US rank: #14703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pontiac, MI
• City population: 44,593
• Population (ZIP): 17,227

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 57% Hispanic / Latino 19% White 13% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 15% Other Asian/Pacific 4% Other Indo-European 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.18%
• Current HPI: 214.3258
• 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

+0.0% since first listed

4 events — show timeline

• 2026-03-23 Pending — MiRealSource-MiMLS
• 2026-03-23 Pending — REALCOMP
• 2026-03-20 Listed $125,000 REALCOMP
• 2026-03-20 Listed $125,000 MiRealSource-MiMLS

Property tax history

+8.0%/yr

Latest (2025): $1,063 · +2.7% YoY. Source: county tax records.