630 E Madison Ave · Pontiac, MI 48340

$75,000

2 bd · 1.0 ba · 673 sqft · SingleFamily public records · 55 Days on market

Built 1941 4,356 sqft lot Est $77k · 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
• 1% rule +9.8/10.0
• ARV discount +8.9/15.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the perfect opportunity for an investor looking to get a great cash flowing property, or a starter home. There is opportunity for a third bedroom and living space in the basement. Bathroom has been redone.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $519 of loan paydown is wiped out by about $2k 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 + 4.7% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $61k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.48% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $77,395
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Wesbrook St	0.10mi	2/1.0	744 (+10%)	3mo	$155,000	$208	75
755 Robinwood St	0.52mi	2/1.0	686 (+2%)	11mo	$84,000	$122	64
757 E Tennyson Ave	0.28mi	2/1.0	731 (+9%)	12mo	$145,000	$198	63
670 Scottwood St	0.60mi	2/1.0	709 (+5%)	21mo	$65,000	$92	45
801 Robinwood St	0.47mi	2/1.0	768 (+14%)	12mo	$62,000	$81	44
704 Parkwood Ave	0.52mi	2/1.0	750 (+11%)	18mo	$86,500	$115	42
940 Cameron Ave	0.68mi	3/1.0 (+1)	744 (+10%)	5mo	$85,000	$114	42

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: 12.1%
• Equity multiple: 1.49×
• Total profit: $10,356
• Equity at exit: $11,183

10-year hold

• IRR: 22.5%
• Equity multiple: 3.09×
• Total profit: $43,958
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $322

Break-even live

Break-even rent $706

Max offer price $75,000

Occupancy floor 66%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$974	$1.17	44d	1	0.36mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	44d	1	1.33mi
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	22d	1	1.40mi
97 Fairgrove St Apt 3 Pontiac, MI	1.0	1.0	600	$1,000	$1.67	44d	1	1.46mi

Listing history 20 events

1. 2025-06-27
   status Pending
2. 2025-06-11
   status Pending
3. 2025-03-25
   historical
4. 2024-12-17
   status Pending
5. 2022-01-13
   soldstatus $61,000
6. 2021-10-25
   status Pending 213-char remark

   Show marketing remark (213 chars)

   This is the perfect opportunity for an investor looking to get a great cash flowing property, or a starter home. There is opportunity for a third bedroom and living space in the basement. Bathroom has been redone.

7. 2021-10-25
   status Pending

   Show marketing remark (213 chars)

   This is the perfect opportunity for an investor looking to get a great cash flowing property, or a starter home. There is opportunity for a third bedroom and living space in the basement. Bathroom has been redone.

8. 2021-10-20
   historical
9. 2021-08-31
   listed $75,000 Active

   Show marketing remark (213 chars)

   This is the perfect opportunity for an investor looking to get a great cash flowing property, or a starter home. There is opportunity for a third bedroom and living space in the basement. Bathroom has been redone.

10. 2021-08-31
    listed $75,000 Active 213-char remark

    Show marketing remark (213 chars)

    This is the perfect opportunity for an investor looking to get a great cash flowing property, or a starter home. There is opportunity for a third bedroom and living space in the basement. Bathroom has been redone.

11. 2009-04-27
    soldstatus $10,000 398-char remark

    Show marketing remark (398 chars)

    Purchase for as little as 3% down! Property approved for HomePath Mtg/Renovation Mtg. Contact LA for info. Measurements are estimated-buyers and BA to verify all info. EMD will be held with LO. Addenda required along with proof of funds or pre-approval. Commission will be paid on sales price minus concessions. BA needs to verify taxes and homestead status. * Download addenda/disclosures online *

12. 2009-03-20
    listed $12,900 398-char remark

    Show marketing remark (398 chars)

    Purchase for as little as 3% down! Property approved for HomePath Mtg/Renovation Mtg. Contact LA for info. Measurements are estimated-buyers and BA to verify all info. EMD will be held with LO. Addenda required along with proof of funds or pre-approval. Commission will be paid on sales price minus concessions. BA needs to verify taxes and homestead status. * Download addenda/disclosures online *

13. 2003-06-30
    soldstatus $64,500
14. 2003-05-09
    soldstatus $64,500
15. 2003-04-18
    historical
16. 2003-03-25
    listed $65,900
17. 1994-11-29
    soldstatus $36,500
18. 1994-11-29
    soldstatus $35,000
19. 1990-09-17
    soldstatus $30,000
20. 1984-04-17
    soldstatus $18,000

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 22% 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: $13,361
• − Mortgage interest: −$4,201
• − Property taxes: −$1,599
• − Insurance: −$375
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,182
• Taxable income: $2,867
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,174/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

+238.9% since first listed

20 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-06-11 Pending — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-01-13 Sold (Public Records) $61,000 Public Records
• 2021-10-25 Pending — MiRealSource-MiMLS
• 2021-10-25 Pending — REALCOMP
• 2021-10-20 Listing Removed — REALCOMP
• 2021-08-31 Listed $75,000 MiRealSource-MiMLS
• 2021-08-31 Listed $75,000 REALCOMP
• 2009-04-27 Sold (MLS) $10,000 REALCOMP
• 2009-03-20 Listed $12,900 REALCOMP
• 2003-06-30 Sold (Public Records) $64,500 Public Records
• 2003-05-09 Sold (MLS) $64,500 MiRealSource-MiMLS
• 2003-04-18 Listing Removed — MiRealSource-MiMLS
• 2003-03-25 Listed $65,900 MiRealSource-MiMLS
• 1994-11-29 Sold (Public Records) $35,000 Public Records
• 1994-11-29 Sold (Public Records) $36,500 Public Records
• 1990-09-17 Sold (Public Records) $30,000 Public Records
• 1984-04-17 Sold (Public Records) $18,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,599 · +2.8% YoY. Source: county tax records.