20 Park Pl · Pontiac, MI 48342

$130,000

3 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 88 Days on market

Built 1920 10,454 sqft lot $73/sqft · 15% below area Est $168k · 23% 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 +8.7/10.0
• 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

Welcome to a charming home set in one of Pontiac’s most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

Key facts

• 0.24 acre lot
• Built 1920
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $50k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1920 — 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: 1.37% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $168,383
• List price: $130,000
• Delta: -22.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Whittemore St	0.20mi	3/1.5	1,867 (+6%)	12mo	$200,000	$107	70
81 Willard St	0.24mi	4/1.0 (+1)	1,691 (-4%)	15mo	$166,000	$98	60
200 Whittemore St	0.26mi	3/1.0	1,650 (-7%)	19mo	$135,000	$82	57
202 Fisher Ave	0.44mi	4/1.5 (+1)	1,934 (+9%)	4mo	$168,000	$87	53
231 Going St	0.70mi	3/2.0	1,950 (+10%)	4mo	$147,500	$76	48
234 Chandler St	0.51mi	4/2.5 (+1)	1,593 (-10%)	11mo	$234,000	$147	43
308 Chandler St	0.58mi	3/2.5	1,994 (+13%)	10mo	$212,500	$107	42
175 Rockwell Ave	0.38mi	3/1.5	2,032 (+15%)	19mo	$170,000	$84	40
312 Fisher Ave	0.56mi	4/1.0 (+1)	1,574 (-11%)	20mo	$106,000	$67	30

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $13,130
• Equity at exit: $19,383

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $55,492
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$682
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $537

Break-even live

Break-even rent $1,101

Max offer price $130,000

Occupancy floor 65%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 N Saginaw St Pontiac, MI	2.0	2.5	2500	$2,500	$1.00	1d	1	0.66mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	0.80mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	5d	1	0.92mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	16d	1	0.92mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	43d	1	0.98mi
74 E Iroquois Rd Pontiac, MI	3.0	1.0	1661	$1,695	$1.02	24d	1	1.33mi
124 Alice Ave Bloomfield Township, MI	3.0	1.0	1440	$2,000	$1.39	5d	1	1.36mi

Listing history 28 events

1. 2026-06-02
   statusdays on market $130,000 Pending 88 DOM
2. 2026-06-01
   days on market $130,000 Active 87 DOM
3. 2026-05-31
   days on market $130,000 Active 86 DOM
4. 2026-05-04
   price $130,000 991-char remark

   Show marketing remark (991 chars)

   Welcome to a charming home set in one of Pontiac’s most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

5. 2026-05-03
   price $130,000 985-char remark

   Show marketing remark (985 chars)

   Welcome to a charming home set in one of Pontiac's most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

6. 2026-03-26
   price $160,000 991-char remark

   Show marketing remark (991 chars)

   Welcome to a charming home set in one of Pontiac’s most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

7. 2026-03-25
   price $160,000 985-char remark

   Show marketing remark (985 chars)

   Welcome to a charming home set in one of Pontiac's most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

8. 2026-03-06
   listed $180,000 Active 985-char remark

   Show marketing remark (991 chars)

   Welcome to a charming home set in one of Pontiac’s most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

9. 2026-03-06
   listed $180,000 Active 991-char remark

   Show marketing remark (991 chars)

   Welcome to a charming home set in one of Pontiac’s most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

10. 2026-02-27
    historical $180,000 991-char remark

    Show marketing remark (991 chars)

    Welcome to a charming home set in one of Pontiac’s most connected and convenient areas. This location puts you minutes from vibrant downtown Pontiac, with its growing mix of restaurants, arts, and entertainment, while also offering easy access to Auburn Hills, Bloomfield, and major expressways for a smooth commute. The neighborhood blends character and accessibility, with nearby parks, local shops, and everyday conveniences close by. Whether you enjoy exploring community events, dining out, or having quick routes to surrounding cities, this area delivers a lifestyle that is both practical and engaging. The home itself offers classic curb appeal and a welcoming presence, making it a great opportunity for buyers who value location, charm, and long-term potential in an area that continues to see positive momentum. Schedule your showing and see why this part of Pontiac continues to attract attention from buyers who want more than just a house; they want a place to live well.

11. 2026-02-20
    listed $180,000 Active
12. 2023-01-23
    soldstatus $111,000
13. 2023-01-13
    soldstatus $111,000 Sold
14. 2023-01-13
    soldstatus $111,000 Closed
15. 2022-11-28
    status Pending
16. 2022-11-28
    status Pending
17. 2022-11-14
    price $125,000
18. 2022-11-10
    price $125,000
19. 2022-10-08
    price $129,900
20. 2022-10-08
    price $129,900
21. 2022-09-13
    price $144,900
22. 2022-09-12
    price $144,900
23. 2022-09-03
    listed $159,900 Active
24. 2022-09-03
    listed $159,900 Active
25. 2022-09-01
    historical $159,900
26. 2022-09-01
    historical $159,900
27. 1992-11-06
    soldstatus $24,000
28. 1975-11-05
    soldstatus $17,800

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$199/yr (+$17/mo · 12.4%)

ⓘ 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: $21,361
• − Mortgage interest: −$7,282
• − Property taxes: −$1,603
• − Insurance: −$650
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$3,782
• Taxable income: $4,626
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $5,331/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

+630.3% since first listed

25 events — show timeline

• 2026-05-04 Price Changed $130,000 MiRealSource-MiMLS
• 2026-05-03 Price Changed $130,000 REALCOMP
• 2026-03-26 Price Changed $160,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $160,000 REALCOMP
• 2026-03-06 Listed $180,000 REALCOMP
• 2026-03-06 Listed $180,000 MiRealSource-MiMLS
• 2026-02-27 Coming Soon $180,000 MiRealSource-MiMLS
• 2026-02-20 Listed $180,000 Fizber.com
• 2023-01-23 Sold (Public Records) $111,000 Public Records
• 2023-01-13 Sold (MLS) $111,000 MiRealSource-MiMLS
• 2023-01-13 Sold (MLS) $111,000 REALCOMP
• 2022-11-28 Pending — MiRealSource-MiMLS
• 2022-11-28 Pending — REALCOMP
• 2022-11-14 Price Changed $125,000 MiRealSource-MiMLS
• 2022-11-10 Price Changed $125,000 REALCOMP
• 2022-10-08 Price Changed $129,900 MiRealSource-MiMLS
• 2022-10-08 Price Changed $129,900 REALCOMP
• 2022-09-13 Price Changed $144,900 MiRealSource-MiMLS
• 2022-09-12 Price Changed $144,900 REALCOMP
• 2022-09-03 Listed $159,900 MiRealSource-MiMLS
• 2022-09-03 Listed $159,900 REALCOMP
• 2022-09-01 Coming Soon $159,900 MiRealSource-MiMLS
• 2022-09-01 Coming Soon $159,900 REALCOMP
• 1992-11-06 Sold (Public Records) $24,000 Public Records
• 1975-11-05 Sold (Public Records) $17,800 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,603 · -10.1% YoY. Source: county tax records.