88 N Astor St · Pontiac, MI 48342

$119,000

3 bd · 1.0 ba · 1,859 sqft · SingleFamily public records · 12 Days on market

Built 1956 9,583 sqft lot Est $160k · 26% 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 +9.5/10.0
• 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

ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1956

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$159,874) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 12.0% 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); 43% 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 $823 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 $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $65k; list at $119k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $159,874
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 N Tasmania St	0.56mi	3/1.5	1,800 (-3%)	7mo	$122,000	$68	61
231 Going St	0.73mi	3/2.0	1,950 (+5%)	4mo	$147,500	$76	51
15 N Edith St NE	0.36mi	2/2.5 (-1)	1,755 (-6%)	24mo	$165,000	$94	43
61 N Francis Ave	0.39mi	3/2.0	2,066 (+11%)	20mo	$178,000	$86	42
451 Martin Luther King Jr Blvd N	0.73mi	3/1.5	1,677 (-10%)	10mo	$170,000	$101	40
228 S Marshall St	0.66mi	3/1.0	1,606 (-14%)	16mo	$135,500	$84	33

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $16,791
• Equity at exit: $17,743

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $61,097
• Equity at exit: $10,289

Cash invested: $33,320 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$624
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $566

Break-even live

Break-even rent $1,005

Max offer price $119,000

Occupancy floor 62%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.49mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	0.56mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	43d	1	1.24mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	16d	1	1.38mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	5d	1	1.38mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	43d	1	1.38mi
21 N Saginaw St Pontiac, MI	2.0	2.5	2500	$2,500	$1.00	1d	1	1.39mi

Listing history 21 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2025-08-23
   status Pending 249-char remark

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

4. 2025-08-23
   status Pending

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

5. 2025-06-25
   status Pending 249-char remark

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

6. 2025-06-25
   status Pending

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

7. 2025-06-24
   historical 249-char remark

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

8. 2025-06-13
   listed $119,000 Active

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

9. 2025-06-13
   listed $119,000 Active 249-char remark

   Show marketing remark (249 chars)

   ATTENTION INVESTORS! Great opportunity to add to your portfolio. Long term tenant (13 years) on a month to month lease and current on rent. No showings without accepted offer. Please don't disturb tenants. Any questions please contact listing agent.

10. 2014-06-02
    soldstatus $65,200
11. 2014-03-17
    soldstatus $54,418
12. 2014-03-12
    historical
13. 2014-01-12
    listed $800
14. 2013-12-12
    soldstatus $19,000
15. 2013-12-12
    soldstatus $19,000
16. 2013-11-12
    historical
17. 2013-08-09
    listed $19,900
18. 2013-08-09
    listed $19,900
19. 2004-08-05
    historical
20. 2004-03-08
    listed $140,000
21. 1998-01-29
    soldstatus $43,000

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$192/yr (+$16/mo · 13.3%)

ⓘ 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: $20,667
• − Mortgage interest: −$6,666
• − Property taxes: −$1,448
• − Insurance: −$595
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,462
• Taxable income: $5,189
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,550/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

+176.7% since first listed

21 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2025-08-23 Pending — MiRealSource-MiMLS
• 2025-08-23 Pending — REALCOMP
• 2025-06-25 Pending — MiRealSource-MiMLS
• 2025-06-25 Pending — REALCOMP
• 2025-06-24 Listing Removed — MiRealSource-MiMLS
• 2025-06-13 Listed $119,000 MiRealSource-MiMLS
• 2025-06-13 Listed $119,000 REALCOMP
• 2014-06-02 Sold (Public Records) $65,200 Public Records
• 2014-03-17 Sold (Public Records) $54,418 Public Records
• 2014-03-12 Listing Removed — MiRealSource-MiMLS
• 2014-01-12 Listed $800 MiRealSource-MiMLS
• 2013-12-12 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2013-12-12 Sold (MLS) $19,000 REALCOMP
• 2013-11-12 Listing Removed — MiRealSource-MiMLS
• 2013-08-09 Listed $19,900 MiRealSource-MiMLS
• 2013-08-09 Listed $19,900 REALCOMP
• 2004-08-05 Listing Removed — REALCOMP
• 2004-03-08 Listed $140,000 REALCOMP
• 1998-01-29 Sold (Public Records) $43,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,448 · +2.7% YoY. Source: county tax records.