486 Fildew Ave · Pontiac, MI 48341

$125,000

3 bd · 1.0 ba · 890 sqft · SingleFamily public records · 108 Days on market

Built 1951 7,405 sqft lot Est $128k · 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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +8.6/15.0
• 1% rule +7.3/10.0
• 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

Charming 3-Bedroom Colonial in Pontiac – Perfect for First-Time Buyers or Investors! Home is being sold subject to probate court approval Welcome to this inviting 3-bedroom, 1-bath colonial home located on a quiet street in Pontiac. This home features a spacious living area with plenty of natural light, a spacious kitchen with great potential, and three comfortably sized bedrooms. The large backyard offers room for outdoor entertaining, gardening, or simply enjoying your private space. Whether you're looking for your first home, downsizing, or searching for your next rental property, this home offers great value and opportunity. Don't miss your chance to own a solid property with endless possibilities!

Key facts

• Quiet street
• Spacious living area
• Large backyard

Tags

• LARGE BACKYARD
• SPACIOUS LIVING AREA
• SPACIOUS KITCHEN
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.4% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 36% of the median local income ($51k/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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($114k) 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $128,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
486 Fildew Ave	0.00mi	3/1.0	890 (0%)	0mo	$110,845	$125	100
470 Fildew Ave	0.03mi	3/1.0	890 (0%)	8mo	$135,000	$152	92
466 Colorado Ave	0.38mi	3/1.0	888 (-0%)	6mo	$138,000	$155	77
466 Wyoming Ave	0.43mi	3/1.0	883 (-1%)	5mo	$98,000	$111	75
481 Harvey Ave	0.44mi	2/1.0 (-1)	887 (-0%)	1mo	$75,000	$85	73
519 Highland Ave	0.41mi	3/1.0	936 (+5%)	3mo	$134,715	$144	70
196 Luther Ave	0.60mi	3/1.0	869 (-2%)	0mo	$125,000	$144	68
605 Nebraska Ave	0.51mi	3/1.0	912 (+2%)	6mo	$75,000	$82	67
182 Crystal Lake Dr	0.70mi	3/1.0	878 (-1%)	11mo	$92,500	$105	56
534 Nevada Ave	0.54mi	3/1.0	978 (+10%)	8mo	$152,000	$155	52
285 Bondale Ave	0.55mi	2/1.0 (-1)	973 (+9%)	3mo	$145,000	$149	52
273 Dellwood Ave	0.49mi	3/1.0	1,002 (+13%)	8mo	$125,000	$125	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,440
• Equity at exit: $18,638

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $35,667
• 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 48341

• Active inventory: 100
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $388

Break-even live

Break-even rent $1,046

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $459	-5% $423	+0% $388	+5% $352	+10% $317
Rent	-10% $266	-5% $327	+0% $388	+5% $448	+10% $509
Rate	-1.0pp $451	-0.5pp $420	base $388	+0.5pp $355	+1.0pp $322

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
594 Colorado Ave Pontiac, MI	3.0	1.0	1008	$1,075	$1.07	25d	1	0.46mi
2083 S Telegraph Rd Bloomfield Twp, MI	1.0–2.0	1.0–2.0	938	$2,328	$2.48	0d	23	0.48mi
460 Nebraska Ave Pontiac, MI	2.0	1.0	665	$1,050	$1.58	45d	1	0.50mi
471 Montana Ave Pontiac, MI	3.0	1.0	1017	$1,599	$1.57	45d	1	0.57mi
611 Montana Ave Pontiac, MI	3.0	1.0	1112	$1,350	$1.21	45d	1	0.62mi
305 South Blvd W Pontiac, MI	2.0	1.0	709	$1,400	$1.97	0d	1	0.63mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	45d	1	0.86mi
900 Martin Luther King Jr Blvd S Pontiac, MI	1.0–2.0	1.0	800	$1,065	$1.33	6d	1	0.94mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	45d	1	1.50mi

Listing history 4 events

1. 2026-03-20
   status Pending 730-char remark

   Show marketing remark (730 chars)

   Charming 3-Bedroom Colonial in Pontiac – Perfect for First-Time Buyers or Investors! Home is being sold subject to probate court approval Welcome to this inviting 3-bedroom, 1-bath colonial home located on a quiet street in Pontiac. This home features a spacious living area with plenty of natural light, a spacious kitchen with great potential, and three comfortably sized bedrooms. The large backyard offers room for outdoor entertaining, gardening, or simply enjoying your private space. Whether you're looking for your first home, downsizing, or searching for your next rental property, this home offers great value and opportunity. Don't miss your chance to own a solid property with endless possibilities!

2. 2026-03-20
   status Pending

   Show marketing remark (730 chars)

   Charming 3-Bedroom Colonial in Pontiac – Perfect for First-Time Buyers or Investors! Home is being sold subject to probate court approval Welcome to this inviting 3-bedroom, 1-bath colonial home located on a quiet street in Pontiac. This home features a spacious living area with plenty of natural light, a spacious kitchen with great potential, and three comfortably sized bedrooms. The large backyard offers room for outdoor entertaining, gardening, or simply enjoying your private space. Whether you're looking for your first home, downsizing, or searching for your next rental property, this home offers great value and opportunity. Don't miss your chance to own a solid property with endless possibilities!

3. 2025-12-01
   listed $125,000 Active 730-char remark

   Show marketing remark (730 chars)

   Charming 3-Bedroom Colonial in Pontiac – Perfect for First-Time Buyers or Investors! Home is being sold subject to probate court approval Welcome to this inviting 3-bedroom, 1-bath colonial home located on a quiet street in Pontiac. This home features a spacious living area with plenty of natural light, a spacious kitchen with great potential, and three comfortably sized bedrooms. The large backyard offers room for outdoor entertaining, gardening, or simply enjoying your private space. Whether you're looking for your first home, downsizing, or searching for your next rental property, this home offers great value and opportunity. Don't miss your chance to own a solid property with endless possibilities!

4. 2025-12-01
   listed $125,000 Active

   Show marketing remark (730 chars)

   Charming 3-Bedroom Colonial in Pontiac – Perfect for First-Time Buyers or Investors! Home is being sold subject to probate court approval Welcome to this inviting 3-bedroom, 1-bath colonial home located on a quiet street in Pontiac. This home features a spacious living area with plenty of natural light, a spacious kitchen with great potential, and three comfortably sized bedrooms. The large backyard offers room for outdoor entertaining, gardening, or simply enjoying your private space. Whether you're looking for your first home, downsizing, or searching for your next rental property, this home offers great value and opportunity. Don't miss your chance to own a solid property with endless possibilities!

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$249/yr (+$21/mo · 17.5%)

ⓘ 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: $18,444
• − Mortgage interest: −$7,002
• − Property taxes: −$1,427
• − Insurance: −$625
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$3,636
• Taxable income: $2,803
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,980/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

+0.0% since first listed

4 events — show timeline

• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2025-12-01 Listed $125,000 REALCOMP
• 2025-12-01 Listed $125,000 MiRealSource-MiMLS

Property tax history

+8.2%/yr

Latest (2025): $1,427 · +10.1% YoY. Source: county tax records.