82 Earlmoor Blvd · Pontiac, MI 48341

$129,000

3 bd · 1.0 ba · 1,905 sqft · SingleFamily public records · 114 Days on market

Built 1929 5,663 sqft lot $68/sqft · 51% below area Est $134k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +7.5/10.0
• 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

six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E Princeton Pontiac, property is worth anywhere from $140,000-$160,000 monthly rent is $945 and the yearly taxes are $1200 6. ? 647 E. Mansfield Pontiac, properties worth anywhere from $110,000-$130,000 monthly rent is $1000 and the yearly taxes are $730 possible airbnb investment property with tremendous upside also flip opportunity

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.4% 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: 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/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 $892 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1929 — 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: 1.25% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $134,176
• List price: $129,000
• Delta: -3.86%
• 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
289 Nebraska Ave	0.10mi	3/1.0	1,712 (-10%)	11mo	$123,600	$72	69
451 Nebraska Ave	0.42mi	3/2.0	1,900 (-0%)	9mo	$195,000	$103	68
499 Bloomfield Ave	0.18mi	3/2.5	1,669 (-12%)	8mo	$225,000	$135	59
202 Fisher Ave	0.67mi	4/1.5 (+1)	1,934 (+2%)	4mo	$168,000	$87	56
494 Bloomfield Ave	0.22mi	3/2.5	1,659 (-13%)	12mo	$248,000	$149	52
498 Howland Ave	0.15mi	3/2.5	1,659 (-13%)	17mo	$241,000	$145	51
362 Ferry Ave	0.50mi	4/1.5 (+1)	1,851 (-3%)	18mo	$201,000	$109	50
140 Alice Ave	0.59mi	3/2.5	1,857 (-2%)	15mo	$335,000	$180	50
280 Bondale Ave	0.09mi	3/3.0	1,681 (-12%)	24mo	$152,000	$90	49
175 Rockwell Ave	0.65mi	3/1.5	2,032 (+7%)	19mo	$170,000	$84	40
462 Pearsall Ave	0.57mi	3/1.5	1,649 (-13%)	15mo	$163,500	$99	37
458 Fildew Ave	0.61mi	3/2.5	1,763 (-8%)	21mo	$180,000	$102	36

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $9,927
• Equity at exit: $19,234

10-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $48,243
• Equity at exit: $11,154

Cash invested: $36,120 (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 48341

• Active inventory: 100
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $485

Break-even live

Break-even rent $1,004

Max offer price $129,000

Occupancy floor 65%

Sensitivity live

Price	-10% $558	-5% $521	+0% $485	+5% $448	+10% $412
Rent	-10% $357	-5% $421	+0% $485	+5% $549	+10% $612
Rate	-1.0pp $550	-0.5pp $517	base $485	+0.5pp $451	+1.0pp $417

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	6d	1	0.54mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	18d	1	0.54mi
124 Alice Ave Bloomfield Township, MI	3.0	1.0	1440	$2,000	$1.39	6d	1	0.56mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	18d	1	1.25mi

Listing history 17 events

1. 2026-06-21
   days on market $129,000 Active 114 DOM
2. 2026-06-18
   days on market $129,000 Active 111 DOM
3. 2026-06-17
   days on market $129,000 Active 110 DOM
4. 2026-06-16
   days on market $129,000 Active 109 DOM
5. 2026-06-15
   days on market $129,000 Active 108 DOM
6. 2026-06-13
   days on market $129,000 Active 106 DOM
7. 2026-06-13
   days on market $129,000 Active 105 DOM
8. 2026-06-09
   days on market $129,000 Active 102 DOM
9. 2026-06-08
   days on market $129,000 Active 101 DOM
10. 2026-06-07
    days on market $129,000 Active 100 DOM
11. 2026-06-04
    days on market $129,000 Active 97 DOM
12. 2026-06-03
    days on market $129,000 Active 96 DOM
13. 2026-06-02
    days on market $129,000 Active 95 DOM
14. 2026-06-01
    days on market $129,000 Active 94 DOM
15. 2026-05-31
    days on market $129,000 Active 93 DOM
16. 2026-02-27
    listed $129,000 Active 1190-char remark

    Show marketing remark (1186 chars)

    six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E Princeton Pontiac, property is worth anywhere from $140,000-$160,000 monthly rent is $945 and the yearly taxes are $1200 6. ? 647 E. Mansfield Pontiac, properties worth anywhere from $110,000-$130,000 monthly rent is $1000 and the yearly taxes are $730 possible airbnb investment property with tremendous upside also flip opportunity

17. 2026-02-27
    listed $129,000 Active 1186-char remark

    Show marketing remark (1186 chars)

    six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E Princeton Pontiac, property is worth anywhere from $140,000-$160,000 monthly rent is $945 and the yearly taxes are $1200 6. ? 647 E. Mansfield Pontiac, properties worth anywhere from $110,000-$130,000 monthly rent is $1000 and the yearly taxes are $730 possible airbnb investment property with tremendous upside also flip opportunity

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$617/yr (+$51/mo · 81.9%)

ⓘ 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) · 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: $19,407
• − Mortgage interest: −$7,226
• − Property taxes: −$753
• − Insurance: −$645
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,753
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $4,874/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): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 833.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 57% White 22% Hispanic / Latino 12% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 1% Swiss 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -204.11%
• Current HPI: 257.8941
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-27 Listed $129,000 MiRealSource-MiMLS
• 2026-02-27 Listed $129,000 REALCOMP

Property tax history

-0.7%/yr

Latest (2025): $753 · -8.9% YoY. Source: county tax records.