181 S Marshall St · Pontiac, MI 48342

$100,000

4 bd · 1.0 ba · 737 sqft · SingleFamily public records · 2 Days on market

Built 1941 5,314 sqft lot Est $122k · 18% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

This quaint 3-bedroom, 1-bath home has been cherished by the same family for generations & offers plenty of potential for investors, renovators, or owner-occupants looking to add value. While the property could benefit from some TLC & updates, it features a functional layout, approximately 1,089 square feet of living space and great yard space. Located in an area experiencing ongoing revitalization & redevelopment, this property presents an excellent opportunity to invest in the future growth of the community. Whether you're looking to renovate and hold, add to your rental portfolio, or create your own vision, this home offers a solid foundation and endless possibilities. All measurements, dimensions, square footage, lot size, taxes, and other property information are estimates only. Buyer & buyer's agent are responsible for verifying.

Key facts

• Great yard space
• Functional layout
• 5,314 sq ft lot

Tags

• GREAT YARD SPACE
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1941
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Lot approximately 0.12 acres

Interior

• Kitchen: Kitchen (10 x 12); Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom (11 x 13); Bedroom 2 (10 x 10); Bedroom 3 (9 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 12.6% 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; 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1941 — 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: 1.44% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $122,342
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Russell St	0.18mi	3/1.0 (-1)	785 (+6%)	13mo	$130,000	$166	65
80 Michigan Ave	0.70mi	3/1.0 (-1)	800 (+8%)	11mo	$72,000	$90	39

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $17,504
• Equity at exit: $14,910

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $58,564
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $530

Break-even live

Break-even rent $769

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $586	-5% $558	+0% $530	+5% $501	+10% $473
Rent	-10% $416	-5% $473	+0% $530	+5% $587	+10% $643
Rate	-1.0pp $580	-0.5pp $555	base $530	+0.5pp $504	+1.0pp $477

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $100,000 Active 2 DOM
2. 2026-06-17
   remarks 687-char remark

   Show marketing remark (869 chars)

   This quaint 3-bedroom, 1-bath home has been cherished by the same family for generations & offers plenty of potential for investors, renovators, or owner-occupants looking to add value. While the property could benefit from some TLC & updates, it features a functional layout, approximately 1,089 square feet of living space and great yard space. Located in an area experiencing ongoing revitalization & redevelopment, this property presents an excellent opportunity to invest in the future growth of the community. Whether you're looking to renovate and hold, add to your rental portfolio, or create your own vision, this home offers a solid foundation and endless possibilities. All measurements, dimensions, square footage, lot size, taxes, and other property information are estimates only. Buyer & buyer's agent are responsible for verifying.

3. 2026-06-17
   listed $100,000 Active 1 DOM

   Show marketing remark (869 chars)

   This quaint 3-bedroom, 1-bath home has been cherished by the same family for generations & offers plenty of potential for investors, renovators, or owner-occupants looking to add value. While the property could benefit from some TLC & updates, it features a functional layout, approximately 1,089 square feet of living space and great yard space. Located in an area experiencing ongoing revitalization & redevelopment, this property presents an excellent opportunity to invest in the future growth of the community. Whether you're looking to renovate and hold, add to your rental portfolio, or create your own vision, this home offers a solid foundation and endless possibilities. All measurements, dimensions, square footage, lot size, taxes, and other property information are estimates only. Buyer & buyer's agent are responsible for verifying.

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$524/yr (+$44/mo · 106.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,269
• − Mortgage interest: −$5,602
• − Property taxes: −$493
• − Insurance: −$500
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,909
• Taxable income: $5,002
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $5,156/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

3 events — show timeline

• 2026-06-17 Listed $100,000 REALCOMP
• 2026-06-16 Listed $100,000 MiRealSource-MiMLS
• 2026-06-16 Listed $100,000 SW Michigan MLS

Property tax history

+0.8%/yr

Latest (2025): $493 · -27.0% YoY. Source: county tax records.