627 Franklin Rd · Pontiac, MI 48341

$150,000

3 bd · 1.0 ba · 1,163 sqft · SingleFamily public records · 20 Days on market

Built 1910 10,454 sqft lot Est $107k · 40% 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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Potential! Spacious 3 Bed, 1 Bath Colonial (1,126 sqft) w/ functional layout. Basement and Oversized 2 Car Garage. NEWER HVAC '23, Roof '23, Water tank '24. Central AC. All Appliances stay. Generous lot, centrally located near shopping and major roads. Sold As-Is; Immediate Occupancy.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; garage faces side
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Block foundation; Built with vinyl siding
• Exterior features: Asphalt roof; Vinyl siding; Porch; Outdoor lighting; Paved road access; Lot dimensions approximately 73 x 145.6 (0.24 acres)

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Microwave; Free-standing refrigerator
• Bedrooms: 6 total rooms (layout includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Window unit(s)
• Interior features: Lighting; Porch; Back yard fencing; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.7% 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, 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/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 $4k 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

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $15k; list at $150k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.03% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $106,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
483 Pearsall Ave	0.13mi	2/1.5 (-1)	1,138 (-2%)	3mo	$139,900	$123	81
497 Montana Ave	0.44mi	4/1.0 (+1)	1,195 (+3%)	4mo	$102,000	$85	67
442 Howland Ave	0.43mi	2/1.0 (-1)	1,159 (-0%)	11mo	$135,000	$116	66
604 California Ave	0.38mi	3/2.0	1,161 (-0%)	16mo	$117,000	$101	64
23 Hillsmont Ave	0.57mi	3/1.0	1,089 (-6%)	0mo	$100,000	$92	62
564 Highland Ave	0.17mi	3/1.0	1,003 (-14%)	12mo	$68,000	$68	60
551 Nebraska Ave	0.40mi	3/2.0	1,247 (+7%)	11mo	$66,000	$53	56
273 Dellwood Ave	0.34mi	3/1.0	1,002 (-14%)	8mo	$125,000	$125	54
276 Hughes Ave	0.67mi	3/1.0	1,184 (+2%)	16mo	$52,502	$44	53
608 Nevada Ave	0.52mi	3/1.0	1,039 (-11%)	7mo	$130,000	$125	52
381 South Blvd W	0.55mi	3/1.5	1,240 (+7%)	14mo	$95,000	$77	50
353 South Blvd W	0.53mi	2/1.0 (-1)	1,303 (+12%)	12mo	$90,000	$69	40

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,475
• Equity at exit: $22,365

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $17,229
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$787
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $281

Break-even live

Break-even rent $1,194

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
594 Colorado Ave Pontiac, MI	3.0	1.0	1008	$1,075	$1.07	24d	1	0.39mi
471 Montana Ave Pontiac, MI	3.0	1.0	1017	$1,599	$1.57	43d	1	0.44mi
611 Montana Ave Pontiac, MI	3.0	1.0	1112	$1,350	$1.21	43d	1	0.53mi
2083 S Telegraph Rd Bloomfield Twp, MI	1.0–2.0	1.0–2.0	938	$2,200	$2.34	1d	24	0.53mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	43d	1	0.73mi
900 Martin Luther King Jr Blvd S Pontiac, MI	1.0–2.0	1.0	800	$1,065	$1.33	5d	1	0.84mi
124 Alice Ave Bloomfield Township, MI	3.0	1.0	1440	$2,000	$1.39	5d	1	0.90mi
1974 Klingensmith Rd #4 Bloomfield Hills, MI	2.0	2.0	1219	$1,995	$1.64	18d	1	1.04mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	16d	1	1.08mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	5d	1	1.08mi
489 Central Ave Pontiac, MI	2.0	1.0	1140	$1,195	$1.05	5d	1	1.16mi

Listing history 21 events

1. 2026-06-16
   statusdays on market $150,000 Pending 20 DOM
2. 2026-06-15
   days on market $150,000 Active Under Contract 19 DOM
3. 2026-06-13
   days on market $150,000 Active Under Contract 17 DOM
4. 2026-06-13
   days on market $150,000 Active Under Contract 16 DOM
5. 2026-06-09
   days on market $150,000 Active Under Contract 13 DOM
6. 2026-06-08
   days on market $150,000 Active Under Contract 12 DOM
7. 2026-06-07
   days on market $150,000 Active Under Contract 11 DOM
8. 2026-06-04
   days on market $150,000 Active Under Contract 8 DOM
9. 2026-06-03
   days on market $150,000 Active Under Contract 7 DOM
10. 2026-06-02
    days on market $150,000 Active Under Contract 6 DOM
11. 2026-06-01
    days on market $150,000 Active Under Contract 5 DOM
12. 2026-05-31
    statusdays on market $150,000 Active Under Contract 4 DOM
13. 2026-05-27
    listed $150,000 Active

    Show marketing remark (295 chars)

    Excellent Potential! Spacious 3 Bed, 1 Bath Colonial (1,126 sqft) w/ functional layout. Basement and Oversized 2 Car Garage. NEWER HVAC '23, Roof '23, Water tank '24. Central AC. All Appliances stay. Generous lot, centrally located near shopping and major roads. Sold As-Is; Immediate Occupancy.

14. 2026-05-27
    listed $150,000 Active 295-char remark

    Show marketing remark (295 chars)

    Excellent Potential! Spacious 3 Bed, 1 Bath Colonial (1,126 sqft) w/ functional layout. Basement and Oversized 2 Car Garage. NEWER HVAC '23, Roof '23, Water tank '24. Central AC. All Appliances stay. Generous lot, centrally located near shopping and major roads. Sold As-Is; Immediate Occupancy.

15. 2007-11-26
    soldstatus $15,000 114-char remark

    Show marketing remark (114 chars)

    ABSOLUTELY GORGEOUS HOME WITH LIMITLESS POTENTIAL. CONVENIENT LOCATION, SPACIOUS BEDROOMS. A MUST SEE. SOLD AS IS.

16. 2007-11-26
    soldstatus $15,000

    Show marketing remark (114 chars)

    ABSOLUTELY GORGEOUS HOME WITH LIMITLESS POTENTIAL. CONVENIENT LOCATION, SPACIOUS BEDROOMS. A MUST SEE. SOLD AS IS.

17. 2007-11-02
    historical 114-char remark

    Show marketing remark (114 chars)

    ABSOLUTELY GORGEOUS HOME WITH LIMITLESS POTENTIAL. CONVENIENT LOCATION, SPACIOUS BEDROOMS. A MUST SEE. SOLD AS IS.

18. 2007-09-20
    listed $15,400 114-char remark

    Show marketing remark (114 chars)

    ABSOLUTELY GORGEOUS HOME WITH LIMITLESS POTENTIAL. CONVENIENT LOCATION, SPACIOUS BEDROOMS. A MUST SEE. SOLD AS IS.

19. 2007-09-20
    listed $15,400

    Show marketing remark (114 chars)

    ABSOLUTELY GORGEOUS HOME WITH LIMITLESS POTENTIAL. CONVENIENT LOCATION, SPACIOUS BEDROOMS. A MUST SEE. SOLD AS IS.

20. 2006-07-10
    soldstatus $136,000
21. 1994-04-20
    soldstatus $10,000

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$590/yr (+$49/mo · 52.2%)

ⓘ 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: $18,589
• − Mortgage interest: −$8,402
• − Property taxes: −$1,130
• − Insurance: −$750
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,364
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $3,134/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

+1400.0% since first listed

9 events — show timeline

• 2026-05-27 Listed $150,000 REALCOMP
• 2026-05-27 Listed $150,000 MiRealSource-MiMLS
• 2007-11-26 Sold (MLS) $15,000 REALCOMP
• 2007-11-26 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2007-11-02 Listing Removed — MiRealSource-MiMLS
• 2007-09-20 Listed $15,400 REALCOMP
• 2007-09-20 Listed $15,400 MiRealSource-MiMLS
• 2006-07-10 Sold (Public Records) $136,000 Public Records
• 1994-04-20 Sold (Public Records) $10,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,130 · +2.7% YoY. Source: county tax records.