46 Oriole Rd · Pontiac, MI 48341

$95,000

2 bd · 1.0 ba · 771 sqft · SingleFamily public records · 43 Days on market

Built 1930 6,229 sqft lot $123/sqft · 40% below area Est $160k · 40% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• 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 42 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single family residence; Built in 1930; Living 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 room; Total of 4 rooms; Basement (other type)
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 100 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $657 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $7k; list at $95k implies a 1257% 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1930 — 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: 1.19% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $159,637
• List price: $95,000
• Delta: -40.49%
• 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
285 Voorheis St	0.49mi	2/1.0	772 (+0%)	2mo	$115,500	$150	76
1119 Lakeview St	0.54mi	2/1.0	768 (-0%)	0mo	$130,000	$169	74
1090 Boston Ave	0.53mi	2/1.0	744 (-4%)	6mo	$156,500	$210	65
1094 Lakeview St	0.49mi	2/1.0	724 (-6%)	9mo	$135,000	$186	60
38 Hazel Ave	0.51mi	2/1.0	847 (+10%)	2mo	$93,900	$111	58
1090 Lakeview Street St	0.48mi	2/1.0	836 (+8%)	9mo	$148,800	$178	56
150 N Josephine Ave	0.56mi	2/1.0	693 (-10%)	3mo	$90,000	$130	55
1160 Boston Ave	0.65mi	2/1.0	850 (+10%)	5mo	$150,000	$176	49
1064 Myrtle Ave N	0.44mi	3/1.0 (+1)	880 (+14%)	5mo	$185,000	$210	47
99 Calvert Ave	0.59mi	2/1.0	868 (+13%)	6mo	$155,000	$179	46
1124 Holbrook Ave	0.62mi	2/1.0	851 (+10%)	9mo	$155,000	$182	46
230 Dick Ave	0.46mi	3/1.0 (+1)	880 (+14%)	9mo	$210,000	$239	43

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,785
• Equity at exit: $14,165

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $25,794
• Equity at exit: $8,214

Cash invested: $26,600 (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 48341

• Active inventory: 100
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,129 high
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $286

Break-even live

Break-even rent $767

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $339	-5% $313	+0% $286	+5% $259	+10% $232
Rent	-10% $196	-5% $241	+0% $286	+5% $330	+10% $375
Rate	-1.0pp $333	-0.5pp $310	base $286	+0.5pp $261	+1.0pp $236

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Miami Rd Pontiac, MI	1.0	1.0	660	$750	$1.14	12d	1	0.23mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	6d	1	0.31mi
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	25d	1	0.34mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.45mi
574 W Huron St Pontiac, MI	1.0	1.0	575	$999	$1.74	44d	1	0.48mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	44d	1	0.60mi
18 Salmer Ave Pontiac, MI	1.0	1.0	595	$818	$1.37	44d	1	0.79mi
97 Mary Day Ave Apt 3 Pontiac, MI	1.0	1.0	600	$950	$1.58	44d	1	0.85mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	44d	1	0.86mi
2750 Cherokee Dr Waterford Twp, MI	1.0–2.0	1.0	1000	$1,389	$1.39	0d	8	1.33mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	44d	1	1.37mi
278 Cesar E Chavez Ave Pontiac, MI	1.0	1.0	750	$950	$1.27	25d	1	1.38mi
22 Cadillac St Unit 8 Pontiac, MI	1.0	1.0	550	$950	$1.73	44d	1	1.38mi
5 Carter St Pontiac, MI	1.0	1.0	880	$1,034	$1.18	6d	1	1.41mi

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 43 DOM
2. 2026-06-18
   days on market $95,000 Active 40 DOM
3. 2026-06-17
   days on market $95,000 Active 39 DOM
4. 2026-06-16
   days on market $95,000 Active 38 DOM
5. 2026-06-15
   days on market $95,000 Active 37 DOM
6. 2026-06-13
   days on market $95,000 Active 35 DOM
7. 2026-06-13
   pricedays on market $95,000 Active 34 DOM
8. 2026-06-09
   days on market $99,900 Active 31 DOM
9. 2026-06-08
   days on market $99,900 Active 30 DOM
10. 2026-06-07
    days on market $99,900 Active 29 DOM
11. 2026-06-04
    days on market $99,900 Active 26 DOM
12. 2026-06-03
    days on market $99,900 Active 25 DOM
13. 2026-06-02
    days on market $99,900 Active 24 DOM
14. 2026-06-01
    days on market $99,900 Active 23 DOM
15. 2026-05-31
    days on market $99,900 Active 22 DOM
16. 2026-05-09
    listed $99,900 Active 1132-char remark

    Show marketing remark (1128 chars)

    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. .. Great for those experienced with rehab projects or buyers utilizing renovation financing. Property sold as-is. Owner financing available.

17. 2026-05-09
    listed $99,900 Active 1128-char remark

    Show marketing remark (1128 chars)

    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. .. Great for those experienced with rehab projects or buyers utilizing renovation financing. Property sold as-is. Owner financing available.

18. 2026-05-09
    listed $99,900 Active

    Show marketing remark (1128 chars)

    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. .. Great for those experienced with rehab projects or buyers utilizing renovation financing. Property sold as-is. Owner financing available.

19. 2010-12-23
    soldstatus $7,000
20. 2010-02-12
    listed $7,000
21. 1998-07-22
    soldstatus $42,900

ⓘ 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: $1,140 · $95/mo
• Expected delta: +$323/yr (+$27/mo · 39.5%)

ⓘ 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: $13,543
• − Mortgage interest: −$5,321
• − Property taxes: −$818
• − Insurance: −$475
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,764
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,948/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): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 833.0

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: 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%

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

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

+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.