984 Voorheis Rd · Pontiac, MI 48328

$74,900

1 bd · 1.0 ba · 463 sqft · SingleFamily public records · 46 Days on market

Built 1938 6,970 sqft lot $162/sqft · 29% below area Est $106k · 29% 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 +8.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1938

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $337 ($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 11.7% 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.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 144 active listings in the ZIP; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $75k implies a 117% 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1938 — 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: 1.35% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (median comp): $106,028
• List price: $74,900
• Delta: -29.36%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
984 Voorheis Rd	0.00mi	1/1.0	463 (0%)	0mo	$69,000	$149	100

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $9,281
• Equity at exit: $11,168

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $35,612
• Equity at exit: $6,476

Cash invested: $20,972 (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 48328

• Active inventory: 144
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $337

Break-even live

Break-even rent $587

Max offer price $74,900

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-06
   price $79,900 534-char remark

   Show marketing remark (534 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

2. 2026-05-05
   price $79,900 535-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

3. 2026-05-04
   status Active 535-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

4. 2026-04-29
   price $83,900 534-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

5. 2026-04-29
   price $83,900 535-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

6. 2026-04-10
   status Active 534-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

7. 2026-04-10
   status Active 535-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

8. 2026-03-20
   status Pending 534-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

9. 2026-03-20
   status Pending 535-char remark

   Show marketing remark (535 chars)

   INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

10. 2026-03-20
    historical 535-char remark

    Show marketing remark (535 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

11. 2026-03-18
    price $84,900 534-char remark

    Show marketing remark (534 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

12. 2026-03-17
    price $84,900 535-char remark

    Show marketing remark (535 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

13. 2026-03-10
    price $89,900 534-char remark

    Show marketing remark (534 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

14. 2026-03-09
    price $89,900 535-char remark

    Show marketing remark (535 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

15. 2026-02-24
    price $99,900 534-char remark

    Show marketing remark (534 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

16. 2026-02-23
    price $99,900 535-char remark

    Show marketing remark (535 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

17. 2026-02-20
    listed $109,900 Active 534-char remark

    Show marketing remark (535 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

18. 2026-02-20
    listed $109,900 Active 535-char remark

    Show marketing remark (535 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

19. 2026-02-17
    historical $109,900 534-char remark

    Show marketing remark (534 chars)

    INVESTOR SPECIAL!!!! This Ranch Home is Located in the Heart of Waterford, and full of potential and opportunity!! One Bedroom, 1 Car Attached Garage and a Newer Roof within the last 4 years! With a little TLC, this property could truly shine. Whether you're looking for an investment opportunity, a first home, or a downsizing option, this is a fantastic chance to build equity in a prime location close to shopping, dining, and everyday conveniences. Bring your vision and make this Waterford gem your own! Home is being Sold As Is.

20. 2003-02-21
    soldstatus $34,500

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$337/yr (+$28/mo · 70.3%)

ⓘ 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 ≥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: $12,160
• − Mortgage interest: −$4,196
• − Property taxes: −$479
• − Insurance: −$374
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,179
• Taxable income: $2,986
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $3,322/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 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

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,478
• Household income: $72,299
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1013.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 10% Two or more races 9% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

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: ▼ -249.13%
• Current HPI: 191.2771
• Rent YoY: —
• 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

+131.6% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $79,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $79,900 REALCOMP
• 2026-05-04 Relisted — REALCOMP
• 2026-04-29 Price Changed $83,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $83,900 REALCOMP
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-10 Relisted — REALCOMP
• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-03-20 Listing Removed — REALCOMP
• 2026-03-18 Price Changed $84,900 MiRealSource-MiMLS
• 2026-03-17 Price Changed $84,900 REALCOMP
• 2026-03-10 Price Changed $89,900 MiRealSource-MiMLS
• 2026-03-09 Price Changed $89,900 REALCOMP
• 2026-02-24 Price Changed $99,900 MiRealSource-MiMLS
• 2026-02-23 Price Changed $99,900 REALCOMP
• 2026-02-20 Listed $109,900 MiRealSource-MiMLS
• 2026-02-20 Listed $109,900 REALCOMP
• 2026-02-17 Coming Soon $109,900 MiRealSource-MiMLS
• 2003-02-21 Sold (Public Records) $34,500 Public Records

Property tax history

-6.9%/yr

Latest (2025): $479 · -65.7% YoY. Source: county tax records.