46 Oriole Rd · Pontiac, MI 48341

$84,500

2 bd · 1.0 ba · 771 sqft · SingleFamily public records · 138 Days on market

Built 1930 Fair condition 6,229 sqft lot $110/sqft · 49% below area Est $167k · 49% 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 +8.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath bungalow offering potential in a revitalizing Oakland County location. Built in 1930, this property is great for the savvy investor, handyman, or buyer looking for a renovation project with strong upside. Whether your strategy is rental income, long-term hold, or resale, this property presents an excellent chance to rehab and add value. Minor updates and TLC could significantly improve the functionality and appeal of the home while maintaining its original character. The layout offers efficient use of space and a manageable footprint for renovation. This as-is property provides flexibility for investors seeking a project that does not require a full-scale redevelopment. With nearby amenities, commuter access, and continued activity throughout the surrounding area, the location supports a variety of investment approaches. Bring your vision and renovation ideas to transform this property into a strong addition to your portfolio. ..

Key facts

• 6,229 sq ft lot
• Built 1930
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 7.4% 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, 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: Whitman Elementary School (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 601 students, 81% 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 79% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $584 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 + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $84k implies a 1107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $166,952
• List price: $84,500
• Delta: -49.39%
• 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
107 S Tilden Ave	0.31mi	2/1.0	738 (-4%)	2mo	$164,900	$223	77
1005 Lakeview St	0.34mi	2/1.0	810 (+5%)	3mo	$182,000	$225	73
285 Voorheis St	0.49mi	2/1.0	772 (+0%)	5mo	$115,500	$150	73
1119 Lakeview St	0.54mi	2/1.0	768 (-0%)	3mo	$130,000	$169	71
275 Dick Ave	0.53mi	3/1.0 (+1)	792 (+3%)	2mo	$203,000	$256	64
1090 Boston Ave	0.53mi	2/1.0	744 (-4%)	9mo	$156,500	$210	62
995 Lakeview St	0.32mi	2/1.5	884 (+15%)	2mo	$172,000	$195	57
38 Hazel Ave	0.51mi	2/1.0	847 (+10%)	5mo	$93,900	$111	56
150 N Josephine Ave	0.56mi	2/1.0	693 (-10%)	6mo	$90,000	$130	52
1160 Boston Ave	0.65mi	2/1.0	850 (+10%)	8mo	$150,000	$176	46
1064 Myrtle Ave N	0.44mi	3/1.0 (+1)	880 (+14%)	8mo	$185,000	$210	44
99 Calvert Ave	0.59mi	2/1.0	868 (+13%)	10mo	$155,000	$179	44

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $8,592
• Equity at exit: $12,599

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $36,161
• Equity at exit: $7,306

Cash invested: $23,660 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 7 under contract
• Months of supply: 1.6 mo (61%/mo absorbed)
• Median asking: $154,900 ($188/sqft)
• Median days on market: 33 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48341

• Active inventory: 72
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$443
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $350

Break-even live

Break-even rent $692

Max offer price $84,500

Occupancy floor 64%

Sensitivity live

Price	-10% $398	-5% $374	+0% $350	+5% $326	+10% $302
Rent	-10% $260	-5% $305	+0% $350	+5% $395	+10% $440
Rate	-1.0pp $393	-0.5pp $371	base $350	+0.5pp $328	+1.0pp $306

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: $21,125
• Closing costs: $2,535
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Miami Rd Pontiac, MI	1.0	1.0	660	$775	$1.17	18d	1	0.23mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	101d	1	0.31mi
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	120d	1	0.34mi
51 Spokane Dr Apt 10 Pontiac, MI	2.0	1.0	735	$1,195	$1.63	64d	1	0.40mi
51 Spokane Dr Apt 2 Pontiac, MI	2.0	1.0	735	$1,195	$1.63	77d	1	0.40mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	139d	1	0.45mi
574 W Huron St Apt B Pontiac, MI	1.0	1.0	575	$999	$1.74	18d	1	0.48mi
574 W Huron St Pontiac, MI	1.0	1.0	575	$999	$1.74	139d	1	0.48mi
271 Dick Ave Pontiac, MI	3.0	1.0	1100	$1,395	$1.27	0d	1	0.55mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,050	$1.43	24d	1	0.60mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	139d	1	0.60mi
18 Lincoln St Unit 26B Lincoln Pontiac, MI	2.0	1.0	750	$795	$1.06	88d	1	0.67mi
26 Lincoln St Pontiac, MI	2.0	1.0	750	$795	$1.06	89d	1	0.67mi
50 Myra Ave Pontiac, MI	1.0	1.0	700	$1,200	$1.71	24d	1	0.68mi
18 Salmer Ave Pontiac, MI	1.0	1.0	595	$818	$1.37	139d	1	0.79mi
97 Mary Day Ave Apt 3 Pontiac, MI	1.0	1.0	600	$950	$1.58	139d	1	0.85mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	139d	1	0.86mi
104 Henderson St Pontiac, MI	3.0	1.0	1100	$1,345	$1.22	75d	1	0.90mi
190 Augusta Ave Apt 1 Pontiac, MI	2.0	1.0	800	$1,000	$1.25	7d	1	1.02mi
2750 Cherokee Dr Waterford Twp, MI	1.0–2.0	1.0	900	$1,135	$1.26	0d	7	1.33mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	139d	1	1.37mi
278 Cesar E Chavez Ave Pontiac, MI	1.0	1.0	750	$950	$1.27	120d	1	1.38mi
22 Cadillac St Unit 8 Pontiac, MI	1.0	1.0	550	$895	$1.63	89d	1	1.38mi
5 Carter St Pontiac, MI	2.0	1.0	1078	$1,255	$1.16	18d	2	1.41mi

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single family residenceBuilt in 1930Living area approximately 771
• Construction: Aluminum siding
• Exterior features: Lot approximately 0.14 acres

Interior

• Kitchen: Kitchen (approx. 10 by 8)
• Bedrooms: Primary bedroom (approx. 11 by 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Living roomTotal of 4 roomsBasement (other type)
• Laundry & utility: Natural gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $84,500 Active 138 DOM
2. 2026-09-23
   days on market $84,500 Active 137 DOM
3. 2026-09-22
   days on market $84,500 Active 136 DOM
4. 2026-09-21
   days on market $84,500 Active 135 DOM
5. 2026-09-20
   days on market $84,500 Active 134 DOM
6. 2026-09-19
   days on market $84,500 Active 133 DOM
7. 2026-09-18
   days on market $84,500 Active 132 DOM
8. 2026-09-17
   days on market $84,500 Active 131 DOM
9. 2026-09-16
   days on market $84,500 Active 130 DOM
10. 2026-09-15
    days on market $84,500 Active 129 DOM
11. 2026-09-14
    days on market $84,500 Active 128 DOM
12. 2026-09-13
    days on market $84,500 Active 127 DOM
13. 2026-09-12
    days on market $84,500 Active 126 DOM
14. 2026-09-11
    days on market $84,500 Active 125 DOM
15. 2026-09-05
    days on market $84,500 Active 119 DOM
16. 2026-09-04
    days on market $84,500 Active 118 DOM
17. 2026-09-03
    days on market $84,500 Active 117 DOM
18. 2026-08-31
    days on market $84,500 Active 114 DOM
19. 2026-08-30
    days on market $84,500 Active 113 DOM
20. 2026-08-29
    days on market $84,500 Active 112 DOM
21. 2026-08-28
    days on market $84,500 Active 111 DOM
22. 2026-08-27
    days on market $84,500 Active 110 DOM
23. 2026-08-26
    days on market $84,500 Active 109 DOM
24. 2026-08-25
    days on market $84,500 Active 108 DOM
25. 2026-08-24
    days on market $84,500 Active 107 DOM
26. 2026-08-23
    days on market $84,500 Active 106 DOM
27. 2026-08-22
    days on market $84,500 Active 105 DOM
28. 2026-08-21
    days on market $84,500 Active 104 DOM
29. 2026-08-20
    days on market $84,500 Active 103 DOM
30. 2026-08-19
    days on market $84,500 Active 102 DOM
31. 2026-08-18
    days on market $84,500 Active 101 DOM
32. 2026-08-17
    days on market $84,500 Active 100 DOM
33. 2026-08-16
    days on market $84,500 Active 99 DOM
34. 2026-08-15
    days on market $84,500 Active 98 DOM
35. 2026-08-14
    days on market $84,500 Active 97 DOM
36. 2026-08-13
    days on market $84,500 Active 96 DOM
37. 2026-08-12
    days on market $84,500 Active 95 DOM
38. 2026-08-11
    days on market $84,500 Active 94 DOM
39. 2026-08-10
    days on market $84,500 Active 93 DOM
40. 2026-08-09
    days on market $84,500 Active 92 DOM
41. 2026-08-08
    days on market $84,500 Active 91 DOM
42. 2026-08-06
    days on market $84,500 Active 89 DOM
43. 2026-08-05
    days on market $84,500 Active 88 DOM
44. 2026-08-04
    days on market $84,500 Active 87 DOM
45. 2026-08-03
    days on market $84,500 Active 86 DOM
46. 2026-07-31
    days on market $84,500 Active 83 DOM
47. 2026-07-30
    days on market $84,500 Active 82 DOM
48. 2026-07-30
    pricedays on market $84,500 Active 81 DOM
49. 2026-07-28
    days on market $89,000 Active 80 DOM
50. 2026-07-26
    days on market $89,000 Active 78 DOM

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $1,059 · $88/mo
• Expected delta: +$242/yr (+$20/mo · 29.6%)

ⓘ 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: $13,617
• − Mortgage interest: −$4,733
• − Property taxes: −$818
• − Insurance: −$422
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,458
• Taxable income: $3,007
• Est. tax owed @ 24.0%: −$722
• After-tax cash flow: $3,478/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $19,275–$34,695 screening

This 2-bedroom, 1-bath bungalow requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, electrical panel, cabinets, and flooring.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Electrical panel (electrical) — Panel appears old and worn, indicating potential safety and functionality issues.
• Major Windows (windows) — Windows appear old and may not be energy-efficient or secure.
• Major Exterior siding (exterior) — Siding appears aged and may need replacement for durability and appearance.

Repairs flagged

• Major Exposed electrical panel — Safety hazard
• Major Missing cabinets — Aesthetics and functionality
• Major Worn flooring — Safety hazard and aesthetics

Value-add opportunities

• Both Painting and updating the kitchen and bathroom — Enhances aesthetics and functionality ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and property value ↑
• Both Replacing worn flooring — Enhances safety and aesthetics ↑
• Both Upgrading electrical panel and cabinets — Ensures safety and functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 14/100

Zoned Schools

Elementary Whitman Elementary School F MI #1,300/1,397 Nat'l #39,883/41,679 Middle Pontiac Middle School F MI #450/493 Nat'l #12,557/14,009 High Pontiac High School F MI #622/713 Nat'l #14,491/17,239

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

C Composite livability gradescore 64/100

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 · 1,335,747 people
• City population: 44,593
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 57% White 22% Hispanic / Latino 12% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 1% Swiss 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 1%

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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: ▼ -204.11%
• Current HPI: 257.8941
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single family residenceBuilt in 1930Living area approximately 771
• Construction: Aluminum siding
• Exterior features: Lot approximately 0.14 acres

Interior

• Kitchen: Kitchen (approx. 10 by 8)
• Bedrooms: Primary bedroom (approx. 11 by 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Living roomTotal of 4 roomsBasement (other type)
• Laundry & utility: Natural gas water heater

Price history

+121.4% since first listed

9 events — show timeline

• 2026-06-11 Price Changed $95,000 MiRealSource-MiMLS
• 2026-06-10 Price Changed $95,000 REALCOMP
• 2026-06-10 Price Changed $95,000 SW Michigan MLS
• 2026-05-09 Listed $99,900 SW Michigan MLS
• 2026-05-09 Listed $99,900 REALCOMP
• 2026-05-09 Listed $99,900 MiRealSource-MiMLS
• 2010-12-23 Sold (MLS) $7,000 REALCOMP
• 2010-02-12 Listed $7,000 REALCOMP
• 1998-07-22 Sold (Public Records) $42,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $818 · -41.0% YoY. Source: county tax records.