1002 Kettering Ave · Pontiac, MI 48340

$170,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 7 Days on market

Built 1954 7,405 sqft lot Est $152k · 12% 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 +14.9/30.0
• DSCR +4.6/10.0
• Rent growth +3.7/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3-bedroom, 1 full bath ranch situated on a large private lot with no neighbors behind the property. This home has been lovingly cared for by only its second owner and features a finished basement offering additional living and entertaining space. Detached garage, spacious yard, and pride of ownership throughout make this home a rare find. Quiet setting with plenty of privacy while still conveniently located near shopping, dining, and major roads

Key facts

• 7,405 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry; Brick construction
• Construction: Brick construction
• Exterior features: Paved road frontage; Lot approximately 50 x 150 (0.17 acres)

Interior

• Bedrooms: Total of 5 rooms (bedrooms and living spaces combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $51 ($614/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 $144k (15.6% below list).
• Recommended offer: $144k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.4% in Pontiac — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, crime F, amenities 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.
• Zoned schools: Herrington School (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 287 students, 88% FRL); Pontiac Middle School (math 8% / reading 23%, grade F, #450 of 493 statewide, top 91%, 729 students, 81% FRL); Pontiac High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 935 students, 75% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 85 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 36% 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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 $125k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,562 (15.6% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.84% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $151,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Emerson Ave	0.08mi	3/1.0	1,030 (-1%)	3mo	$150,000	$146	92
933 Cameron Ave	0.19mi	3/1.0	1,108 (+6%)	10mo	$104,000	$94	72
811 Melrose St	0.43mi	3/1.0	1,108 (+6%)	6mo	$89,500	$81	64
778 4th Ave	0.58mi	3/1.5	1,053 (+1%)	7mo	$170,000	$161	63
735 Cameron Ave	0.52mi	3/1.0	1,102 (+6%)	5mo	$142,000	$129	61
715 Kenilworth Ave	0.57mi	3/1.0	1,102 (+6%)	3mo	$130,000	$118	61
853 Melrose St	0.37mi	3/1.0	949 (-9%)	9mo	$123,500	$130	61
794 Clara Ave	0.61mi	3/2.0	1,018 (-2%)	6mo	$159,900	$157	59
710 Melrose St	0.59mi	3/1.0	952 (-8%)	3mo	$142,000	$149	56
791 Cameron Ave	0.42mi	4/2.0 (+1)	1,104 (+6%)	8mo	$202,500	$183	54
725 Emerson Ave	0.53mi	3/1.0	902 (-13%)	5mo	$136,000	$151	49
811 Robinwood St	0.51mi	3/1.0	907 (-13%)	9mo	$77,000	$85	48

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: -12.5%
• Equity multiple: 0.54×
• Total profit: $-21,782
• Equity at exit: $25,348

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,108
• Equity at exit: $14,698

Cash invested: $47,600 (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: 85
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$891
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $51

Break-even live

Break-even rent $1,371

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $147	-5% $99	+0% $51	+5% $3	+10% $-45
Rent	-10% $-62	-5% $-6	+0% $51	+5% $108	+10% $165
Rate	-1.0pp $137	-0.5pp $94	base $51	+0.5pp $7	+1.0pp $-38

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	45d	1	0.50mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	45d	1	0.54mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	14d	1	0.63mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	45d	1	0.70mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	0d	3	0.83mi
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	22d	1	0.84mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	0d	3	0.84mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	45d	1	0.85mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	45d	1	0.89mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	5d	1	1.17mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	26d	1	1.18mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	26d	1	1.28mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	45d	1	1.42mi
2040 Taylor Rd Auburn Hills, MI	1.0–2.0	1.0–1.5	782	$1,675	$2.14	0d	6	1.48mi

Listing history 14 events

1. 2026-05-20
   listed $170,000 Active 465-char remark

   Show marketing remark (465 chars)

   Well-maintained 3-bedroom, 1 full bath ranch situated on a large private lot with no neighbors behind the property. This home has been lovingly cared for by only its second owner and features a finished basement offering additional living and entertaining space. Detached garage, spacious yard, and pride of ownership throughout make this home a rare find. Quiet setting with plenty of privacy while still conveniently located near shopping, dining, and major roads

2. 2026-05-20
   listed $170,000 Active

   Show marketing remark (465 chars)

   Well-maintained 3-bedroom, 1 full bath ranch situated on a large private lot with no neighbors behind the property. This home has been lovingly cared for by only its second owner and features a finished basement offering additional living and entertaining space. Detached garage, spacious yard, and pride of ownership throughout make this home a rare find. Quiet setting with plenty of privacy while still conveniently located near shopping, dining, and major roads

3. 2026-05-18
   historical $170,000 465-char remark

   Show marketing remark (465 chars)

   Well-maintained 3-bedroom, 1 full bath ranch situated on a large private lot with no neighbors behind the property. This home has been lovingly cared for by only its second owner and features a finished basement offering additional living and entertaining space. Detached garage, spacious yard, and pride of ownership throughout make this home a rare find. Quiet setting with plenty of privacy while still conveniently located near shopping, dining, and major roads

4. 2022-01-13
   soldstatus $125,000
5. 2021-12-14
   soldstatus $125,000 Sold 165-char remark

   Show marketing remark (165 chars)

   The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

6. 2021-12-14
   soldstatus $125,000

   Show marketing remark (165 chars)

   The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

7. 2021-12-14
   soldstatus $125,000 Closed

   Show marketing remark (165 chars)

   The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

8. 2021-11-21
   status Pending

   Show marketing remark (165 chars)

   The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

9. 2021-11-21
   status Pending 165-char remark

   Show marketing remark (165 chars)

   The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

10. 2021-11-19
    historical Accepting Backup Offers

    Show marketing remark (165 chars)

    The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

11. 2021-11-19
    historical Accepting Backup Offers 165-char remark

    Show marketing remark (165 chars)

    The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

12. 2021-11-16
    listed $120,000 Active 165-char remark

    Show marketing remark (165 chars)

    The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

13. 2021-11-16
    listed $120,000

    Show marketing remark (165 chars)

    The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

14. 2021-11-16
    listed $120,000 Active

    Show marketing remark (165 chars)

    The perfect starter home or a great rental to add to your portfolio. 3 bedroom 1 bath with detached 1 car garage. Completely fenced in yard. this will NOT last long.

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$585/yr (+$49/mo · 40.4%)

ⓘ 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 · 14 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: $17,227
• − Mortgage interest: −$9,523
• − Property taxes: −$1,448
• − Insurance: −$850
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$4,945
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,165/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

+41.7% since first listed

14 events — show timeline

• 2026-05-20 Listed $170,000 MiRealSource-MiMLS
• 2026-05-20 Listed $170,000 REALCOMP
• 2026-05-18 Coming Soon $170,000 MiRealSource-MiMLS
• 2022-01-13 Sold (Public Records) $125,000 Public Records
• 2021-12-14 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2021-12-14 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2021-12-14 Sold (MLS) $125,000 REALCOMP
• 2021-11-21 Pending — MiRealSource-MiMLS
• 2021-11-21 Pending — REALCOMP
• 2021-11-19 Contingent — MiRealSource-MiMLS
• 2021-11-19 Contingent — REALCOMP
• 2021-11-16 Listed $120,000 MiRealSource-MiMLS
• 2021-11-16 Listed $120,000 MiRealSource-MiMLS
• 2021-11-16 Listed $120,000 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $1,448 · +2.7% YoY. Source: county tax records.