735 Emerson Ave · Pontiac, MI 48340 3220

$98,000

2 bd · 1.0 ba · 786 sqft · SingleFamily public records · 92 Days on market

Built 1955 Fair condition 6,098 sqft lot $125/sqft · 20% above area Est $164k · 40% under

---

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 +8.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks MLS

HUGH PRICE REDUCTION! Great investment or starter home. Has been maintained. It is close to all amenities.

Key facts

• 6,098 sq ft lot
• Built 1955
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 7.4% 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, crime F, amenities 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.
• Zoned schools: Herrington School (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 287 students, 88% FRL); Pontiac Middle School (math 8% / reading 23%, grade F, #450 of 493 statewide, top 91%, 729 students, 81% FRL); Pontiac High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 935 students, 75% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• In year one you build about $4k of equity ($678 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $98k implies a 1963% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.21%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (median comp): $163,786
• List price: $98,000
• Delta: -40.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
785 Kenilworth Ave	0.15mi	2/1.5	799 (+2%)	11mo	$87,500	$110	79
973 Kettering Ave	0.46mi	2/1.0	796 (+1%)	9mo	$97,500	$122	69
725 Emerson Ave	0.02mi	3/1.0 (+1)	902 (+15%)	8mo	$136,000	$151	63
940 Cameron Ave	0.39mi	3/1.0 (+1)	744 (-5%)	8mo	$85,000	$114	61
638 Raskob St	0.70mi	2/1.0	809 (+3%)	6mo	$104,000	$129	58
764 E Tennyson Ave	0.65mi	2/1.0	733 (-7%)	2mo	$105,000	$143	57
509 Cameron Ave	0.38mi	3/1.0 (+1)	860 (+9%)	9mo	$42,000	$49	54
417 Cameron Ave	0.58mi	2/1.0	713 (-9%)	7mo	$116,900	$164	52
506 Emerson Ave	0.39mi	3/1.0 (+1)	900 (+14%)	4mo	$135,000	$150	49
635 Wesbrook St	0.75mi	3/1.0 (+1)	842 (+7%)	6mo	$135,000	$160	44
414 Kenilworth Ave	0.58mi	3/1.0 (+1)	884 (+12%)	8mo	$155,000	$175	41
428 Jordon Rd	0.59mi	3/1.0 (+1)	887 (+13%)	10mo	$153,000	$172	38

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: 22.7%
• Equity multiple: 2.29×
• Total profit: $35,424
• Equity at exit: $44,065

10-year hold

• IRR: 23.7%
• Equity multiple: 4.39×
• Total profit: $93,048
• Equity at exit: $67,909

Cash invested: $27,440 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 11 under contract
• Months of supply: 1.5 mo (67%/mo absorbed)
• Median asking: $136,000 ($151/sqft)
• Median days on market: 70 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +37.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48340 3220

• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$514
• Tax from tax record: −$106 /mo · $1,273/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $371

Break-even live

Break-even rent $837

Max offer price $98,000

Occupancy floor 67%

Sensitivity live

Price	-10% $426	-5% $398	+0% $371	+5% $343	+10% $315
Rent	-10% $268	-5% $319	+0% $371	+5% $422	+10% $474
Rate	-1.0pp $420	-0.5pp $396	base $371	+0.5pp $345	+1.0pp $319

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: $24,500
• Closing costs: $2,940
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Kettering Ave Pontiac, MI	3.0	1.0	955	$1,250	$1.31	24d	1	0.26mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	108d	1	0.30mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$974	$1.17	139d	1	0.60mi
533 Martin Luther King Jr Blvd N Pontiac, MI	3.0	1.5	864	$1,395	$1.61	27d	1	0.62mi
774 E Beverly Ave Pontiac, MI	3.0	1.0	900	$1,295	$1.44	34d	1	0.69mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	120d	1	0.70mi
650 Lebaron Ave Pontiac, MI	3.0	1.0	960	$1,345	$1.40	24d	1	0.72mi
636 Lebaron Ave Pontiac, MI	3.0	1.0	1100	$1,395	$1.27	24d	1	0.75mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	99d	1	0.78mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	139d	1	0.82mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	120d	1	0.83mi
638 Joslyn Ave Pontiac, MI	3.0	1.5	1071	$1,250	$1.17	24d	1	0.87mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	139d	1	0.87mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	120d	1	1.00mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	139d	1	1.00mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	139d	1	1.04mi
505 Old Oak Ct Pontiac, MI	1.0–2.0	1.0	935	$1,299	$1.39	18d	2	1.04mi
505 Old Oak Ct Pontiac, MI	1.0–2.0	1.0	935	$1,299	$1.39	43d	2	1.04mi
164 Westway St Pontiac, MI	3.0	1.5	1051	$1,495	$1.42	32d	1	1.07mi
164 Westway St Pontiac, MI	3.0	1.5	1051	$1,495	$1.42	29d	1	1.07mi
505 Old Oak Ct Unit 507 Pontiac, MI	1.0	1.0	770	$1,049	$1.36	139d	1	1.08mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	139d	1	1.08mi
2067 N Opdyke Rd Auburn Hills, MI	1.0	1.0	600	$1,395	$2.33	6d	1	1.29mi
44 Birwoode Dr Pontiac, MI	1.0–2.0	1.0	825	$1,345	$1.63	5d	6	1.31mi
860 Walton Blvd Pontiac, MI	1.0–2.0	1.0–2.0	895	$1,295	$1.45	0d	4	1.34mi
20 Frank St Pontiac, MI	1.0	1.0	995	$750	$0.75	89d	1	1.38mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,285	$1.35	67d	3	1.40mi
43 N Sanford St Pontiac, MI	2.0	1.0	700	$950	$1.36	46d	1	1.44mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,295	$1.36	7d	1	1.45mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,300	$1.37	63d	1	1.45mi
30 N Sanford St Pontiac, MI	3.0	1.0	982	$1,300	$1.32	18d	1	1.45mi
40 S Marshall St Unit 4 Pontiac, MI	3.0	1.0	866	$1,750	$2.02	78d	1	1.50mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyGround-level entry
• Construction: Aluminum sidingSlab foundation
• Exterior features: Front porchBack yard fencingPaved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingElectric heatingNo cooling
• Interior features: Electric water heater5 total rooms

Listing history 50 events

1. 2026-08-15
   days on market $98,000 Active 92 DOM
2. 2026-08-14
   days on market $98,000 Active 91 DOM
3. 2026-08-13
   days on market $98,000 Active 90 DOM
4. 2026-08-12
   days on market $98,000 Active 89 DOM
5. 2026-08-11
   days on market $98,000 Active 88 DOM
6. 2026-08-10
   days on market $98,000 Active 87 DOM
7. 2026-08-09
   days on market $98,000 Active 86 DOM
8. 2026-08-08
   days on market $98,000 Active 85 DOM
9. 2026-08-06
   days on market $98,000 Active 83 DOM
10. 2026-08-05
    days on market $98,000 Active 82 DOM
11. 2026-08-04
    days on market $98,000 Active 81 DOM
12. 2026-08-03
    days on market $98,000 Active 80 DOM
13. 2026-07-31
    days on market $98,000 Active 77 DOM
14. 2026-07-30
    days on market $98,000 Active 76 DOM
15. 2026-07-30
    days on market $98,000 Active 75 DOM
16. 2026-07-28
    days on market $98,000 Active 74 DOM
17. 2026-07-26
    days on market $98,000 Active 72 DOM
18. 2026-07-24
    days on market $98,000 Active 70 DOM
19. 2026-07-23
    listing id $98,000 Active 69 DOM
20. 2026-07-23
    days on market $98,000 Active 69 DOM
21. 2026-07-22
    days on market $98,000 Active 68 DOM
22. 2026-07-21
    days on market $98,000 Active 67 DOM
23. 2026-07-20
    days on market $98,000 Active 66 DOM
24. 2026-07-18
    days on market $98,000 Active 64 DOM
25. 2026-07-18
    days on market $98,000 Active 63 DOM
26. 2026-07-16
    days on market $98,000 Active 62 DOM
27. 2026-07-15
    days on market $98,000 Active 61 DOM
28. 2026-07-14
    days on market $98,000 Active 60 DOM
29. 2026-07-13
    days on market $98,000 Active 59 DOM
30. 2026-07-13
    days on market $98,000 Active 58 DOM
31. 2026-07-11
    days on market $98,000 Active 57 DOM
32. 2026-07-10
    days on market $98,000 Active 56 DOM
33. 2026-07-09
    days on market $98,000 Active 55 DOM
34. 2026-07-07
    days on market $98,000 Active 53 DOM
35. 2026-07-06
    days on market $98,000 Active 52 DOM
36. 2026-07-06
    days on market $98,000 Active 51 DOM
37. 2026-07-05
    days on market $98,000 Active 50 DOM
38. 2026-07-03
    days on market $98,000 Active 49 DOM
39. 2026-07-02
    days on market $98,000 Active 48 DOM
40. 2026-07-01
    days on market $98,000 Active 47 DOM
41. 2026-06-30
    days on market $98,000 Active 46 DOM
42. 2026-06-29
    days on market $98,000 Active 45 DOM
43. 2026-06-28
    days on market $98,000 Active 44 DOM
44. 2026-06-27
    days on market $98,000 Active 43 DOM
45. 2026-06-26
    days on market $98,000 Active 42 DOM
46. 2026-06-24
    days on market $98,000 Active 40 DOM
47. 2026-06-22
    days on market $98,000 Active 38 DOM
48. 2026-06-21
    days on market $98,000 Active 37 DOM
49. 2026-06-18
    days on market $98,000 Active 34 DOM
50. 2026-06-17
    days on market $98,000 Active 33 DOM

ⓘ 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: $1,273 · $106/mo
• Projected year-2 tax: $1,391 · $116/mo
• Expected delta: +$118/yr (+$10/mo · 9.3%)

ⓘ 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: $15,669
• − Mortgage interest: −$5,490
• − Property taxes: −$1,273
• − Insurance: −$490
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,851
• Taxable income: $3,058
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,714/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $19,650–$35,370 screening

This home requires significant repairs and maintenance, including a new roof, exterior painting, and landscaping, to improve its condition and value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling paint and siding indicate a need for replacement.
• Major flooring — Worn flooring requires replacement for a better living experience.
• Major interior walls — Peeling paint and signs of wear suggest a need for repainting and possibly repairs.
• Major landscaping — Overgrown and untended landscaping detracts from the home's curb appeal and value.
• Major HVAC — Given the overall condition, it is likely that the HVAC system needs maintenance or replacement to ensure comfort and energy efficiency.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Resale exterior painting — Fresh paint will enhance the home's curb appeal and value. ↑
• Both landscaping — A well-maintained yard will improve both resale and rental value. ↑
• Both HVAC maintenance or replacement — A functional HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Herrington School F MI #1,300/1,397 Nat'l #39,883/41,679 Middle Pontiac Middle School F MI #450/493 Nat'l #12,557/14,009 High Pontiac High School F MI #622/713 Nat'l #14,491/17,239

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

C Composite livability gradescore 64/100

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

---

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyGround-level entry
• Construction: Aluminum sidingSlab foundation
• Exterior features: Front porchBack yard fencingPaved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingElectric heatingNo cooling
• Interior features: Electric water heater5 total rooms

Price history

+292.0% since first listed

24 events — show timeline

• 2026-06-06 Price Changed $98,000 MiRealSource-MiMLS
• 2026-06-05 Price Changed $98,000 REALCOMP
• 2026-05-15 Listed $110,000 REALCOMP
• 2026-05-15 Listed $110,000 MiRealSource-MiMLS
• 2025-04-22 Listing Removed — REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-14 Listing Removed — MiRealSource-MiMLS
• 2025-04-01 Price Changed $119,000 MiRealSource-MiMLS
• 2025-03-31 Price Changed $119,000 REALCOMP
• 2025-03-20 Listed $125,000 MiRealSource-MiMLS
• 2025-03-20 Listed $125,000 REALCOMP
• 2015-11-08 Listing Removed — REALCOMP
• 2015-11-08 Listing Removed — MiRealSource-MiMLS
• 2015-10-06 Listed $32,500 REALCOMP
• 2015-10-06 Listed $32,500 MiRealSource-MiMLS
• 2009-04-29 Sold (MLS) $4,750 MiRealSource-MiMLS
• 2009-04-29 Sold (MLS) $4,750 REALCOMP
• 2009-04-15 Listing Removed — MiRealSource-MiMLS
• 2009-04-02 Listed $4,900 MiRealSource-MiMLS
• 2009-04-02 Listed $4,900 REALCOMP
• 2009-03-11 Listing Removed — REALCOMP
• 2008-09-11 Listed $73,790 REALCOMP
• 2007-01-16 Sold (Public Records) $70,000 Public Records
• 1995-08-31 Sold (Public Records) $25,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,273 · +2.7% YoY. Source: county tax records.