204 W Ypsilanti Ave · Pontiac, MI 48340

$139,900

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 6 Days on market

Built 1955 5,227 sqft lot $141/sqft · 41% above area Est $99k · 41% over

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Why this score? — see what drove the D- 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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached garage facing front; Concrete driveway; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Cable connected; Phone available/connected
• Home design: Single-family residence; One story; Aluminum siding exterior
• Construction: Shingle roof; Slab foundation; Built with aluminum siding
• Exterior features: Full backyard fence; Paved public-maintained road

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Electric heating; Baseboard heating; Ceiling fan(s); Wall unit(s) cooling; Window unit(s) cooling
• Interior features: Insulated windows; Smoke detector(s)
• Laundry & utility: Main-level laundry room; Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (12.7% below list).
• Recommended offer: $122k (12.7% below list) — sets the bar for 1% rule.

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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 31% of the median local income ($48k/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 $967 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,146 (12.7% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $99,439
• List price: $139,900
• Delta: 40.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 W Ypsilanti Ave	0.00mi	3/1.0 (+1)	992 (0%)	1mo	$139,000	$140	94
195 W Strathmore Ave	0.26mi	2/1.0	934 (-6%)	1mo	$159,000	$170	77
224 W Princeton Ave	0.18mi	2/1.0	874 (-12%)	2mo	$75,000	$86	70
184 W Strathmore Ave	0.24mi	2/1.0	888 (-10%)	3mo	$105,000	$118	69
1072 Cloverlawn Dr	0.50mi	3/1.0 (+1)	958 (-3%)	1mo	$150,000	$157	65
1546 Richmond Ave	0.55mi	3/1.0 (+1)	1,013 (+2%)	3mo	$220,000	$217	63
152 W Mansfield Ave	0.62mi	3/1.0 (+1)	971 (-2%)	2mo	$143,000	$147	61
106 E Hopkins Ave	0.58mi	3/2.0 (+1)	1,051 (+6%)	0mo	$196,000	$186	54
141 W Cornell Ave	0.47mi	3/1.0 (+1)	888 (-10%)	2mo	$130,000	$146	54
146 W Beverly Ave	0.50mi	3/1.0 (+1)	1,100 (+11%)	1mo	$132,500	$120	53
102 E Cornell Ave	0.74mi	2/1.0	1,065 (+7%)	1mo	$140,000	$131	52
1571 Baldwin Ave	0.66mi	3/1.0 (+1)	1,128 (+14%)	1mo	$225,000	$199	41

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-14,870
• Equity at exit: $20,860

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,400
• Equity at exit: $12,096

Cash invested: $39,172 (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 48340

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $89

Break-even live

Break-even rent $1,109

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	20d	1	0.21mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	43d	39	0.36mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	21d	1	0.45mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	43d	1	0.45mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	43d	1	0.62mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	43d	1	0.63mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	0.74mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	43d	1	0.86mi
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	21d	1	0.91mi

Listing history 6 events

1. 2026-05-08
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

2. 2026-05-08
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

3. 2026-05-08
   status Pending

   Show marketing remark (243 chars)

   Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

4. 2026-05-02
   listed $139,900 Active 243-char remark

   Show marketing remark (243 chars)

   Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

5. 2026-05-02
   listed $139,900 Active 243-char remark

   Show marketing remark (243 chars)

   Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

6. 2026-05-02
   listed $139,900 Active

   Show marketing remark (243 chars)

   Come on in and welcome home! This charming 3-bedroom home is perfect for a first-time buyer. 2 car finished garage, large shed nice fence yard a must a must see. Refrigerator, microwave, stove, washer, all included. Room sizes are approximate.

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$574/yr (+$48/mo · 57.0%)

ⓘ 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 ≥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: $14,658
• − Mortgage interest: −$7,837
• − Property taxes: −$1,007
• − Insurance: −$700
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,070
• Taxable loss: −$1,301
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,381/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): 25,669
• Household income: $47,891
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1460.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 31% White 29% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 7%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 74% English-only · Spanish 23% Other Asian/Pacific 2% Chinese 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: ▼ -295.80%
• Current HPI: 177.961
• Rent YoY: ▲ 4.73%
• 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

-0.6% since first listed

9 events — show timeline

• 2026-05-29 Sold (MLS) $139,000 SW Michigan MLS
• 2026-05-29 Sold (MLS) $139,000 REALCOMP
• 2026-05-29 Sold (MLS) $139,000 MiRealSource-MiMLS
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — SW Michigan MLS
• 2026-05-02 Listed $139,900 SW Michigan MLS
• 2026-05-02 Listed $139,900 REALCOMP
• 2026-05-02 Listed $139,900 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $1,007 · +2.7% YoY. Source: county tax records.