29 W New York Ave · Pontiac, MI 48340

$127,000

2 bd · 1.0 ba · 795 sqft · SingleFamily public records · 23 Days on market

Built 1930 5,227 sqft lot $160/sqft · at area comps Est $130k · 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 +20.2/30.0
• ARV discount +8.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING BUNGALOW LOCATED IN NORTHERN'S FINEST AREA. 2 BR BSMT AND GARAGE PLUS KNOTTY PINE. FAMILY RM OR ADDITIONAL BEDROOM. DESIGNER * * * * * * * * THRU-OUT & EASY SHOWING WITH IMMED OCCUPANCY.

Key facts

• Designer thru-out
• Additional bedroom
• Immed occupancy

Tags

• CHARMING BUNGALOW
• KNOTTY PINE
• ADDITIONAL BEDROOM
• DESIGNER THRU-OUT
• EASY SHOWING
• IMMED OCCUPANCY

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 130 (0.12 acre); Subdivision: MARIMONT; Cross street: Baldwin

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding construction
• Construction: Asphalt roof; Home warranty included
• Exterior features: Front porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $121k (4.4% below list).
• Recommended offer: $121k (4.4% below list) — sets the bar for 1% rule.

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: Rents rising fast (+4.7%/yr); 83 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 30% of the median local income ($48k/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 $878 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $10k; list at $127k implies a 1170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,459 (4.4% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.96% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (median comp): $130,272
• List price: $127,000
• Delta: -0.29%
• 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
64 W Colgate Ave	0.07mi	2/1.0	804 (+1%)	3mo	$55,000	$68	92
8304 Arlis St	0.01mi	3/1.0 (+1)	840 (+6%)	3mo	$183,900	$219	83
74 E Colgate Ave	0.20mi	2/1.0	753 (-5%)	1mo	$105,000	$139	81
104 W Brooklyn Ave	0.21mi	3/1.0 (+1)	762 (-4%)	7mo	$100,000	$131	72
18 E Hopkins Ave	0.37mi	3/1.0 (+1)	815 (+2%)	6mo	$115,000	$141	68
228 W Columbia Ave	0.66mi	2/1.0	800 (+1%)	1mo	$85,000	$106	67
205 W Sheffield Ave	0.40mi	2/1.0	733 (-8%)	9mo	$85,000	$116	61
224 W Princeton Ave	0.45mi	2/1.0	874 (+10%)	2mo	$75,000	$86	60
240 W Longfellow Ave	0.73mi	2/1.0	812 (+2%)	8mo	$150,000	$185	56
200 W Chicago Ave	0.33mi	3/1.0 (+1)	880 (+11%)	8mo	$140,000	$159	55
192 W Hopkins Ave	0.44mi	2/1.0	900 (+13%)	10mo	$180,000	$200	49
184 W Strathmore Ave	0.73mi	2/1.0	888 (+12%)	3mo	$105,000	$118	44

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,191
• Equity at exit: $18,936

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $15,107
• Equity at exit: $10,981

Cash invested: $35,560 (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 48340

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$666
• Tax from tax record: −$79 /mo · $953/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $161

Break-even live

Break-even rent $1,011

Max offer price $127,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $197	+0% $161	+5% $125	+10% $89
Rent	-10% $65	-5% $113	+0% $161	+5% $209	+10% $257
Rate	-1.0pp $225	-0.5pp $194	base $161	+0.5pp $128	+1.0pp $95

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	20d	1	0.36mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	44d	39	0.73mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	0.92mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	0.92mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	1.00mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	44d	1	1.13mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	44d	1	1.14mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	44d	1	1.31mi
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	22d	1	1.37mi

Listing history 27 events

1. 2026-06-18
   days on market $127,000 Active 23 DOM
2. 2026-06-17
   days on market $127,000 Active 22 DOM
3. 2026-06-16
   days on market $127,000 Active 21 DOM
4. 2026-06-15
   days on market $127,000 Active 20 DOM
5. 2026-06-13
   days on market $127,000 Active 18 DOM
6. 2026-06-13
   days on market $127,000 Active 17 DOM
7. 2026-06-09
   days on market $127,000 Active 14 DOM
8. 2026-06-08
   days on market $127,000 Active 13 DOM
9. 2026-06-07
   days on market $127,000 Active 12 DOM
10. 2026-06-04
    days on market $127,000 Active 9 DOM
11. 2026-06-03
    days on market $127,000 Active 8 DOM
12. 2026-06-02
    days on marketlisting id $127,000 Active 7 DOM
13. 2026-06-02
    listing id $127,000 Active 6 DOM
14. 2026-06-01
    days on market $127,000 Active 6 DOM
15. 2026-05-31
    days on market $127,000 Active 5 DOM
16. 2026-04-13
    price $129,900 210-char remark
17. 2026-04-13
    price $129,900 210-char remark
18. 2026-03-07
    price $134,900 210-char remark
19. 2026-03-06
    price $134,900 210-char remark
20. 2026-02-24
    price $139,900 210-char remark
21. 2026-02-23
    price $139,900 210-char remark
22. 2026-02-23
    listed $135,000 Active 210-char remark
23. 2026-02-23
    listed $135,000 Active 210-char remark
24. 2005-01-27
    historical
25. 2004-12-10
    listed $94,900
26. 2001-06-27
    soldstatus $10,000
27. 1999-08-31
    soldstatus $10,000

ⓘ 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: $953 · $79/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$502/yr (+$42/mo · 52.6%)

ⓘ 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: $14,575
• − Mortgage interest: −$7,114
• − Property taxes: −$953
• − Insurance: −$635
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,695
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,971/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): 25,669
• Household income: $47,891
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1460.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 31% White 29% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 7%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 74% English-only · Spanish 23% Other Asian/Pacific 2% Chinese 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: ▼ -295.80%
• Current HPI: 177.961
• Rent YoY: ▲ 4.73%
• 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

+1170.0% since first listed

18 events — show timeline

• 2026-06-02 Relisted — REALCOMP
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-26 Listed $127,000 REALCOMP
• 2026-05-26 Listed $127,000 MiRealSource-MiMLS
• 2026-05-24 Listing Removed — REALCOMP
• 2026-05-24 Listing Removed — MiRealSource-MiMLS
• 2026-04-13 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-13 Price Changed $129,900 REALCOMP
• 2026-03-07 Price Changed $134,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $134,900 REALCOMP
• 2026-02-24 Price Changed $139,900 MiRealSource-MiMLS
• 2026-02-23 Price Changed $139,900 REALCOMP
• 2026-02-23 Listed $135,000 REALCOMP
• 2026-02-23 Listed $135,000 MiRealSource-MiMLS
• 2005-01-27 Listing Removed — REALCOMP
• 2004-12-10 Listed $94,900 REALCOMP
• 2001-06-27 Sold (Public Records) $10,000 Public Records
• 1999-08-31 Sold (Public Records) $10,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $953 · +2.7% YoY. Source: county tax records.