59 Marion Ave · Pontiac, MI 48328

$110,000

3 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 4 Days on market

Built 1926 0.30 ac lot Est $193k · 43% under ↓ 27% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

The home is being sold as is.

Key facts

• 0.3 acre lot
• 3 garage spots
• Built 1926

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.3 acres (50 x 200)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 10.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 22y 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 $23k; list at $110k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1926 — 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: 1.38% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $193,361
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Marion Ave	0.09mi	3/1.0	1,272 (+6%)	1mo	$250,000	$197	85
1160 La Salle Ave	0.30mi	2/1.0 (-1)	1,204 (+0%)	3mo	$90,000	$75	78
1110 Myrtle Ave	0.48mi	3/1.0	1,200 (-0%)	1mo	$193,000	$161	77
2803 Old Orchard Dr	0.39mi	2/1.5 (-1)	1,194 (-1%)	3mo	$225,000	$188	72
1068 LA Salle Ave	0.39mi	3/2.0	1,191 (-1%)	6mo	$217,500	$183	71
114 Waterly Ave	0.66mi	3/1.0	1,190 (-1%)	1mo	$160,000	$134	67
3066 W Huron St	0.56mi	3/1.0	1,148 (-4%)	5mo	$180,000	$157	62
3118 Fernbarry Ct	0.58mi	3/1.5	1,278 (+6%)	2mo	$259,900	$203	59
1155 Lakeview St	0.54mi	3/1.5	1,090 (-9%)	5mo	$145,000	$133	53
98 S Tilden Ave	0.74mi	3/2.0	1,170 (-3%)	12mo	$138,500	$118	47
3070 Old Orchard Dr	0.50mi	3/1.5	1,342 (+12%)	10mo	$225,000	$168	47
2546 Woodbine Dr	0.67mi	2/1.0 (-1)	1,064 (-11%)	9mo	$158,000	$148	37

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: 4.3%
• Equity multiple: 1.16×
• Total profit: $5,076
• Equity at exit: $16,401

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $34,110
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$577
• Tax from tax record: −$219 /mo · $2,622/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $358

Break-even live

Break-even rent $1,065

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $421	-5% $390	+0% $358	+5% $327	+10% $296
Rent	-10% $238	-5% $298	+0% $358	+5% $418	+10% $478
Rate	-1.0pp $414	-0.5pp $386	base $358	+0.5pp $330	+1.0pp $301

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 N Lynn Ave Waterford, MI	3.0	1.0	1300	$2,100	$1.62	3d	1	0.32mi
949 Boston Ave Unit 1 Waterford Township, MI	2.0	1.0	1220	$1,150	$0.94	22d	1	0.54mi
949 Boston Ave Waterford Twp, MI	2.0	1.0	1320	$1,150	$0.87	44d	1	0.54mi
2750 Cherokee Dr Waterford Twp, MI	1.0–2.0	1.0	1000	$1,389	$1.39	0d	8	0.54mi
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	25d	1	0.67mi
223 Tucker St Pontiac, MI	2.0	2.5	1295	$1,700	$1.31	18d	1	0.85mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	1.02mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	1.02mi
950 Village Green Ln Waterford Twp, MI	1.0–2.0	1.0–2.0	811	$1,294	$1.60	2d	12	1.13mi
99 Chippewa Rd Pontiac, MI	4.0	1.0	1315	$1,750	$1.33	25d	1	1.14mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	44d	1	1.21mi

Listing history 26 events

1. 2026-06-01
   status $110,000 Pending 4 DOM
2. 2026-05-31
   days on market $110,000 Active 4 DOM
3. 2026-05-28
   listed $110,000 Active
4. 2026-05-27
   listed $110,000 Active 29-char remark

   Show marketing remark (29 chars)

   The home is being sold as is.

5. 2013-01-11
   soldstatus $23,000 163-char remark

   Show marketing remark (163 chars)

   3 BEDROOM ALUMINUM BUNGALOW, FORMAL LIVING ROOM, KITCHEN OPENS UP TO FAMILY ROOM WITH FIREPLACE, 1ST FLOOR BATH, FRONT PORCH, 2 CAR ATTACHED GARAGE 1 CAR DETACHED.

6. 2013-01-11
   soldstatus $23,000

   Show marketing remark (163 chars)

   3 BEDROOM ALUMINUM BUNGALOW, FORMAL LIVING ROOM, KITCHEN OPENS UP TO FAMILY ROOM WITH FIREPLACE, 1ST FLOOR BATH, FRONT PORCH, 2 CAR ATTACHED GARAGE 1 CAR DETACHED.

7. 2012-12-28
   historical
8. 2012-12-12
   listed $23,000 163-char remark

   Show marketing remark (163 chars)

   3 BEDROOM ALUMINUM BUNGALOW, FORMAL LIVING ROOM, KITCHEN OPENS UP TO FAMILY ROOM WITH FIREPLACE, 1ST FLOOR BATH, FRONT PORCH, 2 CAR ATTACHED GARAGE 1 CAR DETACHED.

9. 2012-12-12
   listed $23,000

   Show marketing remark (163 chars)

   3 BEDROOM ALUMINUM BUNGALOW, FORMAL LIVING ROOM, KITCHEN OPENS UP TO FAMILY ROOM WITH FIREPLACE, 1ST FLOOR BATH, FRONT PORCH, 2 CAR ATTACHED GARAGE 1 CAR DETACHED.

10. 2012-11-30
    historical
11. 2012-11-30
    historical
12. 2012-11-13
    listed $23,000
13. 2012-11-13
    listed $23,000
14. 2012-11-09
    historical
15. 2012-11-09
    historical
16. 2012-08-02
    listed $23,000
17. 2012-08-02
    listed $23,000
18. 2004-11-18
    soldstatus $119,900
19. 2004-09-30
    soldstatus $119,900
20. 2004-08-20
    listed $119,900
21. 2004-08-20
    historical
22. 2004-07-30
    listed $129,900
23. 2004-07-30
    historical
24. 2004-07-07
    historical
25. 2004-07-06
    listed $139,900
26. 2004-06-08
    listed $149,900

ⓘ 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: $2,622 · $219/mo
• Projected year-2 tax: $2,622 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,222
• − Mortgage interest: −$6,162
• − Property taxes: −$2,622
• − Insurance: −$550
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,200
• Taxable income: $2,773
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $3,636/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
• City population: 44,593
• 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

-26.6% since first listed

24 events — show timeline

• 2026-05-28 Listed $110,000 REALCOMP
• 2026-05-27 Listed $110,000 MiRealSource-MiMLS
• 2013-01-11 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2013-01-11 Sold (MLS) $23,000 REALCOMP
• 2012-12-28 Listing Removed — MiRealSource-MiMLS
• 2012-12-12 Listed $23,000 MiRealSource-MiMLS
• 2012-12-12 Listed $23,000 REALCOMP
• 2012-11-30 Listing Removed — REALCOMP
• 2012-11-30 Listing Removed — MiRealSource-MiMLS
• 2012-11-13 Listed $23,000 REALCOMP
• 2012-11-13 Listed $23,000 MiRealSource-MiMLS
• 2012-11-09 Listing Removed — REALCOMP
• 2012-11-09 Listing Removed — MiRealSource-MiMLS
• 2012-08-02 Listed $23,000 REALCOMP
• 2012-08-02 Listed $23,000 MiRealSource-MiMLS
• 2004-11-18 Sold (Public Records) $119,900 Public Records
• 2004-09-30 Sold (MLS) $119,900 REALCOMP
• 2004-08-20 Listing Removed — REALCOMP
• 2004-08-20 Listed $119,900 REALCOMP
• 2004-07-30 Listing Removed — REALCOMP
• 2004-07-30 Listed $129,900 REALCOMP
• 2004-07-07 Listing Removed — REALCOMP
• 2004-07-06 Listed $139,900 REALCOMP
• 2004-06-08 Listed $149,900 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $2,622 · +46.1% YoY. Source: county tax records.