41 E Sheffield Ave · Pontiac, MI 48340

$116,500

3 bd · 1.0 ba · 869 sqft · SingleFamily public records · 74 Days on market

Built 1961 5,227 sqft lot $134/sqft · at area comps Est $118k · at est. ↓ 8% since listing

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +8.0/15.0
• 1% rule +6.1/10.0
• 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

This ranch style home offers 3 bedrooms, 1 full bathroom, with galley style kitchen, spacious living room! This home has a huge rear yard for those future summer night! Just add your touch to the home and you'll be ready to unpack and start living! This home won't last long!!

Key facts

• Huge rear yard
• Galley style kitchen
• 5,227 sq ft lot

Tags

• GALLEY STYLE KITCHEN
• HUGE REAR YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 32% 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 $805 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 + 4.7% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $109,510 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.11% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $117,808
• List price: $116,500
• Delta: -1.11%
• 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
8304 Arlis St	0.24mi	3/1.0	840 (-3%)	3mo	$183,900	$219	81
224 W Princeton Ave	0.50mi	2/1.0 (-1)	874 (+1%)	2mo	$75,000	$86	69
64 W Colgate Ave	0.27mi	2/1.0 (-1)	804 (-8%)	3mo	$55,000	$68	68
74 E Colgate Ave	0.17mi	2/1.0 (-1)	753 (-13%)	1mo	$105,000	$139	64
184 W Strathmore Ave	0.62mi	2/1.0 (-1)	888 (+2%)	3mo	$105,000	$118	60
228 W Columbia Ave	0.60mi	2/1.0 (-1)	800 (-8%)	1mo	$85,000	$106	53
204 W Ypsilanti Ave	0.50mi	3/1.0	992 (+14%)	1mo	$139,000	$140	52
195 W Strathmore Ave	0.65mi	2/1.0 (-1)	934 (+8%)	1mo	$159,000	$170	51
74 E Fairmount Ave	0.58mi	3/2.0	960 (+10%)	4mo	$89,000	$93	48
252 W Strathmore Ave	0.71mi	2/1.0 (-1)	792 (-9%)	2mo	$75,000	$95	46
25 W Cornell Ave	0.70mi	2/1.0 (-1)	775 (-11%)	2mo	$50,000	$65	43
106 E Rutgers Ave	0.64mi	2/1.0 (-1)	744 (-14%)	0mo	$57,000	$77	41

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-331
• Equity at exit: $17,371

10-year hold

• IRR: 11.1%
• Equity multiple: 1.93×
• Total profit: $30,348
• Equity at exit: $10,073

Cash invested: $32,620 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$611
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $255

Break-even live

Break-even rent $967

Max offer price $116,500

Occupancy floor 75%

Sensitivity live

Price	-10% $321	-5% $288	+0% $255	+5% $222	+10% $189
Rent	-10% $153	-5% $204	+0% $255	+5% $306	+10% $357
Rate	-1.0pp $314	-0.5pp $285	base $255	+0.5pp $225	+1.0pp $195

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: $29,125
• Closing costs: $3,495
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.34mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	0.69mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	0.69mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	0.69mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	44d	39	0.80mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	44d	1	0.92mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	44d	1	0.93mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	44d	1	1.05mi
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	22d	1	1.12mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	1.35mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	1.36mi

Listing history 35 events

1. 2026-06-18
   days on market $116,500 Active 74 DOM
2. 2026-06-17
   pricedays on market $116,500 Active 73 DOM
3. 2026-06-16
   days on market $122,500 Active 72 DOM
4. 2026-06-15
   days on market $122,500 Active 71 DOM
5. 2026-06-13
   days on market $122,500 Active 69 DOM
6. 2026-06-13
   days on market $122,500 Active 68 DOM
7. 2026-06-09
   days on market $122,500 Active 65 DOM
8. 2026-06-08
   days on market $122,500 Active 64 DOM
9. 2026-06-07
   days on market $122,500 Active 63 DOM
10. 2026-06-04
    days on market $122,500 Active 60 DOM
11. 2026-06-03
    days on market $122,500 Active 59 DOM
12. 2026-06-02
    days on market $122,500 Active 58 DOM
13. 2026-06-01
    days on market $122,500 Active 57 DOM
14. 2026-05-31
    days on market $122,500 Active 56 DOM
15. 2026-05-02
    price $128,500 276-char remark

    Show marketing remark (279 chars)

    This ranch style home offers 3 bedrooms, 1 full bathroom, with galley style kitchen, spacious living room! This home has a huge rear yard for those future summer night! Just add your touch to the home and you'll be ready to unpack and start living! This home won't last long!!

16. 2026-05-02
    price $128,500 279-char remark

    Show marketing remark (279 chars)

    This ranch style home offers 3 bedrooms, 1 full bathroom, with galley style kitchen, spacious living room! This home has a huge rear yard for those future summer night! Just add your touch to the home and you'll be ready to unpack and start living! This home won't last long!!

17. 2026-04-03
    listed $135,000 Active 276-char remark

    Show marketing remark (279 chars)

    This ranch style home offers 3 bedrooms, 1 full bathroom, with galley style kitchen, spacious living room! This home has a huge rear yard for those future summer night! Just add your touch to the home and you'll be ready to unpack and start living! This home won't last long!!

18. 2026-04-03
    listed $135,000 Active 279-char remark

    Show marketing remark (279 chars)

    This ranch style home offers 3 bedrooms, 1 full bathroom, with galley style kitchen, spacious living room! This home has a huge rear yard for those future summer night! Just add your touch to the home and you'll be ready to unpack and start living! This home won't last long!!

19. 2025-10-01
    historical
20. 2025-10-01
    historical
21. 2025-07-30
    price $149,900
22. 2025-07-30
    price $149,900
23. 2025-07-10
    listed $155,900 Active
24. 2025-07-10
    listed $155,900 Active
25. 2024-06-27
    soldstatus $136,000
26. 2024-06-21
    soldstatus $136,000 Sold
27. 2024-06-21
    soldstatus $136,000 Closed
28. 2024-06-18
    status Pending
29. 2024-06-18
    status Pending
30. 2024-06-14
    status Active
31. 2024-06-14
    status Active
32. 2024-05-01
    status Pending
33. 2024-05-01
    status Pending
34. 2024-01-03
    listed $139,900 Active
35. 2024-01-03
    listed $139,900 Active

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,524 · $127/mo
• Expected delta: +$270/yr (+$22/mo · 21.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $15,485
• − Mortgage interest: −$6,526
• − Property taxes: −$1,254
• − Insurance: −$582
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,389
• Taxable income: $1,256
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,764/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

-8.1% since first listed

21 events — show timeline

• 2026-05-02 Price Changed $128,500 MiRealSource-MiMLS
• 2026-05-02 Price Changed $128,500 REALCOMP
• 2026-04-03 Listed $135,000 REALCOMP
• 2026-04-03 Listed $135,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-30 Price Changed $149,900 MiRealSource-MiMLS
• 2025-07-30 Price Changed $149,900 REALCOMP
• 2025-07-10 Listed $155,900 REALCOMP
• 2025-07-10 Listed $155,900 MiRealSource-MiMLS
• 2024-06-27 Sold (Public Records) $136,000 Public Records
• 2024-06-21 Sold (MLS) $136,000 MiRealSource-MiMLS
• 2024-06-21 Sold (MLS) $136,000 REALCOMP
• 2024-06-18 Pending — MiRealSource-MiMLS
• 2024-06-18 Pending — REALCOMP
• 2024-06-14 Relisted — MiRealSource-MiMLS
• 2024-06-14 Relisted — REALCOMP
• 2024-05-01 Pending — MiRealSource-MiMLS
• 2024-05-01 Pending — REALCOMP
• 2024-01-03 Listed $139,900 MiRealSource-MiMLS
• 2024-01-03 Listed $139,900 REALCOMP

Property tax history

+7.7%/yr

Latest (2025): $1,254 · -29.1% YoY. Source: county tax records.