804 Emerson Ave · Pontiac, MI 48340

$105,000

2 bd · 1.0 ba · 879 sqft · SingleFamily public records · 119 Days on market

Built 1920 6,098 sqft lot $119/sqft · 13% below area Est $121k · 13% 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 +29.1/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Quiet street, lots of updates, great first time buyers or investment house.

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 33% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $35k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1920 — 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: 1.24% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $120,761
• List price: $105,000
• Delta: -13.05%
• 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
725 Emerson Ave	0.15mi	3/1.0 (+1)	902 (+3%)	5mo	$136,000	$151	79
785 Kenilworth Ave	0.14mi	2/1.5	799 (-9%)	7mo	$87,500	$110	70
710 Melrose St	0.24mi	3/1.0 (+1)	952 (+8%)	3mo	$142,000	$149	67
506 Emerson Ave	0.52mi	3/1.0 (+1)	900 (+2%)	1mo	$135,000	$150	66
973 Kettering Ave	0.32mi	2/1.0	796 (-9%)	6mo	$97,500	$122	64
509 Cameron Ave	0.52mi	3/1.0 (+1)	860 (-2%)	6mo	$42,000	$49	62
414 Kenilworth Ave	0.72mi	3/1.0 (+1)	884 (+1%)	4mo	$155,000	$175	57
674 Parkwood Ave	0.46mi	3/1.0 (+1)	961 (+9%)	3mo	$100,000	$104	55
667 Raskob St	0.67mi	3/1.0 (+1)	866 (-2%)	8mo	$95,000	$110	55
428 Jordon Rd	0.72mi	3/1.0 (+1)	887 (+1%)	7mo	$153,000	$172	54
635 Wesbrook St	0.74mi	3/1.0 (+1)	842 (-4%)	2mo	$135,000	$160	52
638 Raskob St	0.72mi	2/1.0	809 (-8%)	2mo	$104,000	$129	51

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $8,280
• Equity at exit: $15,656

10-year hold

• IRR: 17.8%
• Equity multiple: 2.58×
• Total profit: $46,552
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$551
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $361

Break-even live

Break-even rent $842

Max offer price $105,000

Occupancy floor 67%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	12d	1	0.35mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$974	$1.17	43d	1	0.67mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	24d	1	0.80mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	43d	1	0.81mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	43d	1	0.82mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.88mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	43d	1	0.89mi
505 Old Oak Ct Unit 507 Pontiac, MI	1.0	1.0	770	$1,049	$1.36	43d	1	0.93mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	43d	1	0.93mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	0.95mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	1.14mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	43d	1	1.14mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	1d	3	1.21mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	1d	3	1.25mi

Listing history 29 events

1. 2026-06-13
   statusdays on market $105,000 Pending 119 DOM
2. 2026-06-09
   days on market $105,000 Active 118 DOM
3. 2026-06-08
   days on market $105,000 Active 117 DOM
4. 2026-06-07
   days on market $105,000 Active 116 DOM
5. 2026-06-04
   days on market $105,000 Active 113 DOM
6. 2026-06-03
   days on market $105,000 Active 112 DOM
7. 2026-06-02
   days on market $105,000 Active 111 DOM
8. 2026-06-01
   days on market $105,000 Active 110 DOM
9. 2026-05-31
   days on market $105,000 Active 109 DOM
10. 2026-04-15
    price $105,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

11. 2026-04-15
    price $105,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

12. 2026-03-25
    price $109,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

13. 2026-03-25
    price $109,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

14. 2026-03-18
    price $115,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

15. 2026-03-18
    price $115,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

16. 2026-03-07
    status Active 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

17. 2026-03-07
    historical 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

18. 2026-02-20
    price $125,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

19. 2026-02-20
    price $125,000 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

20. 2026-02-11
    listed $139,900 Active 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

21. 2026-02-11
    listed $139,900 Active 75-char remark

    Show marketing remark (75 chars)

    Quiet street, lots of updates, great first time buyers or investment house.

22. 2018-03-02
    soldstatus $700,000
23. 2009-01-04
    historical
24. 2008-11-18
    listed $8,000
25. 2004-01-30
    soldstatus $60,000
26. 2003-10-20
    historical
27. 2003-10-13
    listed $63,900
28. 2003-09-02
    historical
29. 2003-04-29
    listed $59,899

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: +$382/yr (+$32/mo · 44.8%)

ⓘ 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: $15,596
• − Mortgage interest: −$5,882
• − Property taxes: −$853
• − Insurance: −$525
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,055
• Taxable income: $2,787
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,667/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

+75.3% since first listed

20 events — show timeline

• 2026-04-15 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $105,000 REALCOMP
• 2026-03-25 Price Changed $109,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $109,000 REALCOMP
• 2026-03-18 Price Changed $115,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $115,000 REALCOMP
• 2026-03-07 Relisted — REALCOMP
• 2026-03-07 Listing Removed — REALCOMP
• 2026-02-20 Price Changed $125,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $125,000 REALCOMP
• 2026-02-11 Listed $139,900 REALCOMP
• 2026-02-11 Listed $139,900 MiRealSource-MiMLS
• 2018-03-02 Sold (Public Records) $700,000 Public Records
• 2009-01-04 Listing Removed — REALCOMP
• 2008-11-18 Listed $8,000 REALCOMP
• 2004-01-30 Sold (Public Records) $60,000 Public Records
• 2003-10-20 Listing Removed — REALCOMP
• 2003-10-13 Listed $63,900 REALCOMP
• 2003-09-02 Listing Removed — REALCOMP
• 2003-04-29 Listed $59,899 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $853 · -48.4% YoY. Source: county tax records.