1064 Cloverlawn Dr · Pontiac, MI 48346

$99,900

3 bd · 1.0 ba · 1,614 sqft · SingleFamily public records · 9 Days on market

Built 1938 9,583 sqft lot $62/sqft · 52% below area Est $127k · 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath home in Pontiac featuring durable ceramic tile flooring throughout the kitchen, living room, dining room, and hallway, with vinyl flooring in both bedrooms and the bathroom for easy maintenance. The home includes a basement offering additional storage or functional space. All appliances stay, including the refrigerator, stove, washer, and dryer, making this property move-in ready and a great opportunity for homeowners or investors alike.

Key facts

• Vinyl flooring
• Basement
• All appliances stay

Tags

• CERAMIC TILE FLOORING
• VINYL FLOORING
• BASEMENT
• ALL APPLIANCES STAY

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Block foundation; Built with a one-story design
• Exterior features: Deck; Patio; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Gas water heater; Unfinished basement with block foundation and sump pump; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.6% vs local median 5.4% 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, 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 flat; 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $691 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 + 0.7% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $10k; list at $100k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1938 — 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: 1.75% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.72%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $127,290
• List price: $99,900
• Delta: -21.52%
• 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
138 W Strathmore Ave	0.46mi	2/1.0 (-1)	1,526 (-6%)	1mo	$161,000	$106	64
998 Dewey St	0.34mi	3/2.0	1,498 (-7%)	6mo	$138,000	$92	63
216 W Longfellow Ave	0.36mi	2/1.0 (-1)	1,700 (+5%)	8mo	$147,500	$87	62
158 W Princeton Ave	0.69mi	3/2.0	1,688 (+5%)	6mo	$150,000	$89	51
103 W Tennyson Ave	0.53mi	2/1.0 (-1)	1,710 (+6%)	12mo	$145,000	$85	50
833 Sarasota Ave	0.53mi	3/2.0	1,725 (+7%)	12mo	$175,000	$101	49
752 Pensacola Ave	0.60mi	3/2.5	1,567 (-3%)	14mo	$254,900	$163	49
793 Orlando Ave	0.54mi	3/2.0	1,802 (+12%)	7mo	$149,999	$83	45
297 W Yale Ave	0.46mi	3/2.0	1,840 (+14%)	10mo	$210,000	$114	43
310 W Princeton Ave	0.58mi	3/2.0	1,847 (+14%)	8mo	$80,000	$43	38
743 Hollister St	0.51mi	4/2.0 (+1)	1,844 (+14%)	8mo	$150,000	$81	37
685 Kinney Rd	0.67mi	4/1.0 (+1)	1,395 (-14%)	18mo	$140,000	$100	26

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 1.86×
• Total profit: $24,028
• Equity at exit: $14,895

10-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $62,414
• Equity at exit: $8,638

Cash invested: $27,972 (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 48346

• Rents YoY: 0.7%
• Active inventory: 146
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $693

Break-even live

Break-even rent $871

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $749	-5% $721	+0% $693	+5% $665	+10% $636
Rent	-10% $555	-5% $624	+0% $693	+5% $762	+10% $831
Rate	-1.0pp $743	-0.5pp $718	base $693	+0.5pp $667	+1.0pp $641

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	0.73mi
122 Warwick Dr Pontiac, MI	3.0–4.0	2.0	1608	$1,336	$0.83	0d	1	1.16mi

Listing history 9 events

1. 2026-05-14
   listed $99,900 Active 459-char remark

   Show marketing remark (459 chars)

   2-bedroom, 1-bath home in Pontiac featuring durable ceramic tile flooring throughout the kitchen, living room, dining room, and hallway, with vinyl flooring in both bedrooms and the bathroom for easy maintenance. The home includes a basement offering additional storage or functional space. All appliances stay, including the refrigerator, stove, washer, and dryer, making this property move-in ready and a great opportunity for homeowners or investors alike.

2. 2026-05-14
   listed $99,900 Active 459-char remark

   Show marketing remark (459 chars)

   2-bedroom, 1-bath home in Pontiac featuring durable ceramic tile flooring throughout the kitchen, living room, dining room, and hallway, with vinyl flooring in both bedrooms and the bathroom for easy maintenance. The home includes a basement offering additional storage or functional space. All appliances stay, including the refrigerator, stove, washer, and dryer, making this property move-in ready and a great opportunity for homeowners or investors alike.

3. 2011-09-09
   soldstatus $10,000

   Show marketing remark (125 chars)

   Need some TLC. Great for the first time home buyer or investor. Bring All offers. All offers are subject to lenders approval.

4. 2011-09-09
   soldstatus $10,000

   Show marketing remark (125 chars)

   Need some TLC. Great for the first time home buyer or investor. Bring All offers. All offers are subject to lenders approval.

5. 2011-06-21
   listed $6,500

   Show marketing remark (125 chars)

   Need some TLC. Great for the first time home buyer or investor. Bring All offers. All offers are subject to lenders approval.

6. 2011-06-21
   listed $6,500

   Show marketing remark (125 chars)

   Need some TLC. Great for the first time home buyer or investor. Bring All offers. All offers are subject to lenders approval.

7. 1998-07-30
   soldstatus $58,000
8. 1995-11-30
   soldstatus $36,000
9. 1991-04-25
   soldstatus $24,600

ⓘ 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: $1,471 · $123/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$34/yr (+$3/mo · 2.3%)

ⓘ 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: $20,977
• − Mortgage interest: −$5,596
• − Property taxes: −$1,471
• − Insurance: −$500
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,906
• Taxable income: $7,148
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $6,599/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
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,167
• Household income: $101,477
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 397.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 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: ▼ -293.12%
• Current HPI: 184.0221
• Rent YoY: ▲ 0.71%
• 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

+306.1% since first listed

11 events — show timeline

• 2026-05-23 Pending — REALCOMP
• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-14 Listed $99,900 MiRealSource-MiMLS
• 2026-05-14 Listed $99,900 REALCOMP
• 2011-09-09 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2011-09-09 Sold (MLS) $10,000 REALCOMP
• 2011-06-21 Listed $6,500 MiRealSource-MiMLS
• 2011-06-21 Listed $6,500 REALCOMP
• 1998-07-30 Sold (Public Records) $58,000 Public Records
• 1995-11-30 Sold (Public Records) $36,000 Public Records
• 1991-04-25 Sold (Public Records) $24,600 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,471 · +2.8% YoY. Source: county tax records.