184 N Astor St · Pontiac, MI 48342

$95,000

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 106 Days on market

Built 1959 7,841 sqft lot Est $156k · 39% 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 +9.1/10.0
• 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

Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

Key facts

• 7,841 sq ft lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 87 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $657 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $20k; list at $95k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1959 — 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: 1.41% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $155,854
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 N Astor St	0.00mi	3/1.0	1,046 (0%)	1mo	$95,100	$91	100
92 N Ardmore St	0.46mi	3/1.0	1,040 (-1%)	4mo	$169,000	$163	74
685 Northway Dr	0.21mi	3/1.0	925 (-12%)	4mo	$138,000	$149	67
88 N Astor St	0.18mi	3/1.0	1,199 (+15%)	1mo	$108,000	$90	67
483 Lynch Ave	0.70mi	3/1.0	1,032 (-1%)	8mo	$150,000	$145	58
476 Thors St	0.68mi	3/1.0	1,032 (-1%)	15mo	$167,000	$162	54
493 Emerson Ave	0.67mi	3/1.0	1,020 (-2%)	15mo	$149,000	$146	52
494 Thors St	0.71mi	3/1.0	1,010 (-3%)	12mo	$175,000	$173	51
153 Russell St	0.64mi	3/1.0	954 (-9%)	11mo	$100,000	$105	46
33 S Tasmania St	0.68mi	3/1.0	936 (-10%)	7mo	$122,400	$131	45
506 Emerson Ave	0.70mi	3/1.0	900 (-14%)	1mo	$135,000	$150	43
196 Carr St	0.74mi	3/1.0	915 (-12%)	13mo	$165,000	$180	34

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $7,835
• Equity at exit: $14,165

10-year hold

• IRR: 16.8%
• Equity multiple: 2.39×
• Total profit: $36,860
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$498
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $364

Break-even live

Break-even rent $883

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	43d	1	0.51mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.53mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	0.55mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	43d	1	0.55mi
51 S Francis St Unit 4 Pontiac, MI	2.0	1.0	850	$1,000	$1.18	43d	1	0.56mi
83 S Edith St Pontiac, MI	2.0	1.0	818	$1,450	$1.77	24d	1	0.57mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	17d	1	0.61mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	43d	1	0.63mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	24d	1	0.67mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	0.68mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	0.80mi
97 S Jessie St Unit 2 Pontiac, MI	2.0	1.0	800	$1,120	$1.40	24d	1	0.86mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.95mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	1.02mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	12d	1	1.10mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	1.11mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	43d	1	1.13mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	43d	1	1.15mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	4d	1	1.26mi
2081 Oaknoll St Auburn Hills, MI	2.0	2.0	860	$1,600	$1.86	43d	1	1.38mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	43d	1	1.46mi
489 Central Ave Pontiac, MI	2.0	1.0	1140	$1,195	$1.05	4d	1	1.47mi

Listing history 15 events

1. 2026-03-18
   status Pending 743-char remark

   Show marketing remark (743 chars)

   Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

2. 2026-03-18
   status Pending

   Show marketing remark (743 chars)

   Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

3. 2025-12-08
   historical Accepting Backup Offers 743-char remark

   Show marketing remark (743 chars)

   Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

4. 2025-12-08
   historical Active Under Contract

   Show marketing remark (743 chars)

   Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

5. 2025-12-01
   listed $95,000 Active 743-char remark

   Show marketing remark (743 chars)

   Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

6. 2025-12-01
   listed $95,000 Active

   Show marketing remark (743 chars)

   Cozy 3-Bedroom Ranch in Pontiac – Great Starter Home or Investment Opportunity! Purchase Subject to Probate Approval Welcome home to this charming 3-bedroom, 1-bath ranch nestled in a quiet Pontiac neighborhood. This easy-living floor plan offers a bright and comfortable living room, a functional kitchen, and three well-sized bedrooms. The home sits on a spacious lot with plenty of backyard room for entertaining, play, or future improvements. Perfect for first-time buyers, downsizers, or investors looking to add a reliable property to their portfolio, this home offers affordability and convenience with tons of potential. Property is being sold subject to probate court approval. A great opportunity - don't miss out!

7. 2014-03-06
   soldstatus $20,000 185-char remark

   Show marketing remark (185 chars)

   PRICED TO SELL "WHY RENT WHEN YOU CAN OWN FOR LESS", GREAT 3 BEDROOM RANCH HOME, OPEN LAYOUT, OVER 1000SQFT, FENCED REAR YARD AND CLOSE TO DOWNTOWN DISTRICT. GREAT INVESTMENT!

8. 2014-03-04
   soldstatus $20,000
9. 2014-02-17
   historical
10. 2014-01-17
    listed $29,900
11. 2014-01-07
    listed $29,900 185-char remark

    Show marketing remark (185 chars)

    PRICED TO SELL "WHY RENT WHEN YOU CAN OWN FOR LESS", GREAT 3 BEDROOM RANCH HOME, OPEN LAYOUT, OVER 1000SQFT, FENCED REAR YARD AND CLOSE TO DOWNTOWN DISTRICT. GREAT INVESTMENT!

12. 2013-12-30
    historical
13. 2013-12-30
    historical
14. 2013-07-30
    listed $35,000
15. 2013-07-30
    listed $35,000

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°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: $16,128
• − Mortgage interest: −$5,321
• − Property taxes: −$1,920
• − Insurance: −$475
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,764
• Taxable income: $3,068
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $3,632/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

+171.4% since first listed

15 events — show timeline

• 2026-03-18 Pending — MiRealSource-MiMLS
• 2026-03-18 Pending — REALCOMP
• 2025-12-08 Contingent — MiRealSource-MiMLS
• 2025-12-08 Contingent — REALCOMP
• 2025-12-01 Listed $95,000 REALCOMP
• 2025-12-01 Listed $95,000 MiRealSource-MiMLS
• 2014-03-06 Sold (MLS) $20,000 REALCOMP
• 2014-03-04 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2014-02-17 Listing Removed — MiRealSource-MiMLS
• 2014-01-17 Listed $29,900 MiRealSource-MiMLS
• 2014-01-07 Listed $29,900 REALCOMP
• 2013-12-30 Listing Removed — REALCOMP
• 2013-12-30 Listing Removed — MiRealSource-MiMLS
• 2013-07-30 Listed $35,000 REALCOMP
• 2013-07-30 Listed $35,000 MiRealSource-MiMLS

Property tax history

+6.7%/yr

Latest (2025): $1,920 · +48.7% YoY. Source: county tax records.