498 Montana Ave · Pontiac, MI 48341

$94,900

1 bd · 1.0 ba · 722 sqft · SingleFamily public records · 21 Days on market

Built 1950 4,356 sqft lot Est $97k · at est.

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +8.4/15.0
• 1% rule +6.9/10.0
• 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

Calling investors. Nice ranch home, enclosed front and back porches, handicap entry ramp in front. This home is tenant occupied by a long-term tenant who is on a month-to-month rental but would like to stay. Showings available Monday, Tuesday Wednesday and Friday from 9-5am by appointment ( 24 hour notice please so we can contact tenant in advance)

Key facts

• Ranch home
• Enclosed back porch
• Handicap entry ramp

Tags

• RANCH HOME
• ENCLOSED FRONT PORCH
• ENCLOSED BACK PORCH
• HANDICAP ENTRY RAMP

Property features AI

Finance

• Other: Lot roughly 0.1 acre (40 x 105); Subdivision: WILSON PARK
• Financial info: Annual tax amount reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built with approximately 722 above-grade finished square feet
• Exterior features: Enclosed porch; Porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Ground-level entry; 4 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 100 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $60k; list at $95k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.19% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $96,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 South Blvd W	0.03mi	2/1.0 (+1)	709 (-2%)	0mo	$95,000	$134	90
460 Nevada Ave	0.09mi	2/1.0 (+1)	737 (+2%)	3mo	$100,000	$136	85
587 Nevada Ave	0.17mi	2/1.0 (+1)	714 (-1%)	5mo	$81,600	$114	81
604 Montana Ave	0.20mi	2/1.0 (+1)	709 (-2%)	11mo	$109,900	$155	74
482 Nevada Ave	0.06mi	2/1.0 (+1)	729 (+1%)	24mo	$110,000	$151	71
301 Hughes Ave	0.22mi	2/1.0 (+1)	731 (+1%)	22mo	$60,000	$82	64
550 Nevada Ave	0.10mi	2/1.0 (+1)	632 (-12%)	15mo	$133,500	$211	57
555 Nevada Avenue Rnch	0.12mi	2/1.0 (+1)	800 (+11%)	19mo	$125,000	$156	56
293 Rapid St	0.47mi	2/1.0 (+1)	752 (+4%)	19mo	$29,000	$39	51
301 Rockwell Ave	0.41mi	2/1.5 (+1)	762 (+6%)	19mo	$47,000	$62	48
589 California Ave	0.32mi	2/1.0 (+1)	807 (+12%)	15mo	$65,000	$81	48
530 S Jessie St	0.69mi	2/1.0 (+1)	818 (+13%)	14mo	$65,000	$79	29

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,637
• Equity at exit: $14,150

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $25,456
• Equity at exit: $8,205

Cash invested: $26,572 (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 48341

• Active inventory: 100
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$498
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $283

Break-even live

Break-even rent $767

Max offer price $94,900

Occupancy floor 70%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Nebraska Ave Pontiac, MI	2.0	1.0	665	$1,050	$1.58	44d	1	0.13mi
1957 S Telegraph Rd Unit 301 Bloomfield Hills, MI	1.0	1.0	680	$3,600	$5.29	2d	1	0.63mi
2083 S Telegraph Rd Bloomfield Twp, MI	1.0–2.0	1.0–2.0	938	$1,625	$1.73	2d	24	0.72mi
900 Martin Luther King Jr Blvd S Pontiac, MI	1.0–2.0	1.0	800	$1,055	$1.32	5d	1	0.91mi
18 Salmer Ave Pontiac, MI	1.0	1.0	595	$818	$1.37	44d	1	1.23mi
28 N Saginaw St Pontiac, MI	1.0	1.0	615	$1,600	$2.60	5d	10	1.29mi
97 Mary Day Ave Apt 3 Pontiac, MI	1.0	1.0	600	$950	$1.58	44d	1	1.38mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	44d	1	1.42mi

Listing history 24 events

1. 2026-06-17
   status $94,900 Pending 21 DOM
2. 2026-06-16
   days on market $94,900 Active 21 DOM
3. 2026-06-15
   days on market $94,900 Active 20 DOM
4. 2026-06-13
   days on market $94,900 Active 18 DOM
5. 2026-06-13
   days on market $94,900 Active 17 DOM
6. 2026-06-09
   days on market $94,900 Active 14 DOM
7. 2026-06-08
   days on market $94,900 Active 13 DOM
8. 2026-06-07
   days on market $94,900 Active 12 DOM
9. 2026-06-04
   days on market $94,900 Active 9 DOM
10. 2026-06-03
    days on market $94,900 Active 8 DOM
11. 2026-06-02
    days on market $94,900 Active 7 DOM
12. 2026-06-01
    days on market $94,900 Active 6 DOM
13. 2026-05-31
    days on market $94,900 Active 5 DOM
14. 2026-05-26
    listed $94,900 Active

    Show marketing remark (350 chars)

    Calling investors. Nice ranch home, enclosed front and back porches, handicap entry ramp in front. This home is tenant occupied by a long-term tenant who is on a month-to-month rental but would like to stay. Showings available Monday, Tuesday Wednesday and Friday from 9-5am by appointment ( 24 hour notice please so we can contact tenant in advance)

15. 2026-05-26
    listed $94,900 Active 350-char remark

    Show marketing remark (350 chars)

    Calling investors. Nice ranch home, enclosed front and back porches, handicap entry ramp in front. This home is tenant occupied by a long-term tenant who is on a month-to-month rental but would like to stay. Showings available Monday, Tuesday Wednesday and Friday from 9-5am by appointment ( 24 hour notice please so we can contact tenant in advance)

16. 2017-01-26
    soldstatus $59,830
17. 2016-01-07
    soldstatus $23,500 Sold 381-char remark

    Show marketing remark (381 chars)

    Nice two bedrooms, Central Air, Hardwood floors, New Interior Painting, Fenced yard, Enclosed Front Porch 19 x 6, Enclosed Back Porch 12 x 5, New Blinds, Newer Hot Water Tank, One Year Warranty, Handicap Ramp on Front of house, seller will remove if buyer does not want. Why Rent when your mortgage payment estimated less than $300 monthly. Enjoy your new home for the holidays.

18. 2016-01-07
    soldstatus $23,500 Closed

    Show marketing remark (381 chars)

    Nice two bedrooms, Central Air, Hardwood floors, New Interior Painting, Fenced yard, Enclosed Front Porch 19 x 6, Enclosed Back Porch 12 x 5, New Blinds, Newer Hot Water Tank, One Year Warranty, Handicap Ramp on Front of house, seller will remove if buyer does not want. Why Rent when your mortgage payment estimated less than $300 monthly. Enjoy your new home for the holidays.

19. 2016-01-06
    status Pending 381-char remark

    Show marketing remark (381 chars)

    Nice two bedrooms, Central Air, Hardwood floors, New Interior Painting, Fenced yard, Enclosed Front Porch 19 x 6, Enclosed Back Porch 12 x 5, New Blinds, Newer Hot Water Tank, One Year Warranty, Handicap Ramp on Front of house, seller will remove if buyer does not want. Why Rent when your mortgage payment estimated less than $300 monthly. Enjoy your new home for the holidays.

20. 2015-12-29
    status Pending
21. 2015-12-27
    historical 381-char remark

    Show marketing remark (381 chars)

    Nice two bedrooms, Central Air, Hardwood floors, New Interior Painting, Fenced yard, Enclosed Front Porch 19 x 6, Enclosed Back Porch 12 x 5, New Blinds, Newer Hot Water Tank, One Year Warranty, Handicap Ramp on Front of house, seller will remove if buyer does not want. Why Rent when your mortgage payment estimated less than $300 monthly. Enjoy your new home for the holidays.

22. 2015-11-18
    price $25,500 381-char remark

    Show marketing remark (381 chars)

    Nice two bedrooms, Central Air, Hardwood floors, New Interior Painting, Fenced yard, Enclosed Front Porch 19 x 6, Enclosed Back Porch 12 x 5, New Blinds, Newer Hot Water Tank, One Year Warranty, Handicap Ramp on Front of house, seller will remove if buyer does not want. Why Rent when your mortgage payment estimated less than $300 monthly. Enjoy your new home for the holidays.

23. 2015-11-05
    listed $27,800 Active
24. 2015-11-04
    listed $27,800 Active 381-char remark

    Show marketing remark (381 chars)

    Nice two bedrooms, Central Air, Hardwood floors, New Interior Painting, Fenced yard, Enclosed Front Porch 19 x 6, Enclosed Back Porch 12 x 5, New Blinds, Newer Hot Water Tank, One Year Warranty, Handicap Ramp on Front of house, seller will remove if buyer does not want. Why Rent when your mortgage payment estimated less than $300 monthly. Enjoy your new home for the holidays.

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$317/yr (+$26/mo · 38.4%)

ⓘ 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: $13,507
• − Mortgage interest: −$5,316
• − Property taxes: −$827
• − Insurance: −$474
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,761
• Taxable income: $1,968
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,925/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
• County: Oakland County · 1,009,092 people
• City population: 44,593
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 833.0

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 0.61)
• Race & ethnicity: Black 57% White 22% Hispanic / Latino 12% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 1% Swiss 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -204.11%
• Current HPI: 257.8941
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+241.4% since first listed

11 events — show timeline

• 2026-05-26 Listed $94,900 REALCOMP
• 2026-05-26 Listed $94,900 MiRealSource-MiMLS
• 2017-01-26 Sold (Public Records) $59,830 Public Records
• 2016-01-07 Sold (MLS) $23,500 MiRealSource-MiMLS
• 2016-01-07 Sold (MLS) $23,500 REALCOMP
• 2016-01-06 Pending — REALCOMP
• 2015-12-29 Pending — MiRealSource-MiMLS
• 2015-12-27 Listing Removed — REALCOMP
• 2015-11-18 Price Changed $25,500 REALCOMP
• 2015-11-05 Listed $27,800 MiRealSource-MiMLS
• 2015-11-04 Listed $27,800 REALCOMP

Property tax history

+5.6%/yr

Latest (2025): $827 · +2.7% YoY. Source: county tax records.