50 Henderson St · Pontiac, MI 48341

$99,999

2 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 9 Days on market

Built 1910 3,920 sqft lot $81/sqft · 30% below area Est $142k · 30% 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 +8.2/10.0
• 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

Great opportunity in Pontiac! This property is ideal for an investor looking to expand their rental portfolio or an owner-occupant seeking long-term value. Features include a brand-new roof, functional layout, spacious living areas, and an additional bonus room on the first floor offering extra flexibility for an office, playroom, or additional living space. Conveniently located near major roads, shopping, dining, and everyday amenities. A solid addition to any investment portfolio with plenty of upside.

Key facts

• Bonus room
• Brand-new roof
• Functional layout

Tags

• BRAND-NEW ROOF
• FUNCTIONAL LAYOUT
• BONUS ROOM
• SPACIOUS LIVING AREAS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.9% 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.
• 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $691 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts 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 $25k; list at $100k implies a 302% 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 $99,999

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. 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: 1.32% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (median comp): $142,089
• List price: $99,999
• Delta: -27.58%
• 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
75 Green St	0.27mi	3/1.0 (+1)	1,218 (-1%)	2mo	$113,000	$93	79
105 Augusta Ave	0.25mi	3/1.5 (+1)	1,231 (-0%)	3mo	$114,000	$93	78
143 Thorpe St	0.30mi	3/1.0 (+1)	1,247 (+1%)	2mo	$174,900	$140	78
69 Lincoln St	0.20mi	3/2.0 (+1)	1,211 (-2%)	7mo	$175,000	$145	73
144 Dwight Ave	0.40mi	3/1.0 (+1)	1,219 (-1%)	14mo	$170,000	$139	62
27 Crawford St	0.49mi	3/1.0 (+1)	1,302 (+6%)	4mo	$94,000	$72	60
27 Elizabeth Lake Rd	0.28mi	2/1.0	1,068 (-14%)	8mo	$150,000	$140	58
37 Walnut St	0.51mi	3/1.5 (+1)	1,223 (-1%)	14mo	$199,900	$163	56
140 W Howard St	0.72mi	3/1.5 (+1)	1,288 (+4%)	5mo	$105,000	$82	48
167 Mark Ave	0.38mi	3/2.0 (+1)	1,415 (+15%)	4mo	$162,000	$114	45
24 Newberry St	0.50mi	3/1.0 (+1)	1,396 (+13%)	13mo	$155,000	$111	39
24 Utica Rd	0.69mi	3/1.0 (+1)	1,370 (+11%)	10mo	$90,500	$66	36

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $8,490
• Equity at exit: $14,910

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $39,181
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,050/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $388

Break-even live

Break-even rent $827

Max offer price $99,999

Occupancy floor 66%

Sensitivity live

Price	-10% $444	-5% $416	+0% $388	+5% $359	+10% $331
Rent	-10% $284	-5% $336	+0% $388	+5% $440	+10% $492
Rate	-1.0pp $438	-0.5pp $413	base $388	+0.5pp $362	+1.0pp $335

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Henry Clay Ave Unit 1 Pontiac, MI	3.0	1.0	1200	$1,450	$1.21	18d	1	0.32mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.53mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	0.55mi
5 Carter St Pontiac, MI	1.0	1.0	880	$1,034	$1.18	5d	1	0.57mi
278 Cesar E Chavez Ave Pontiac, MI	1.0	1.0	750	$950	$1.27	24d	1	0.65mi
223 Tucker St Pontiac, MI	2.0	2.5	1295	$1,700	$1.31	18d	1	0.73mi
35 N Saginaw St Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	44d	1	0.73mi
35 N Saginaw St Unit 2 Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	44d	1	0.73mi
28 N Saginaw St Pontiac, MI	1.0	1.0	615	$1,600	$2.60	5d	10	0.77mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	5d	1	0.94mi
27 Sylvan Pontiac, MI	2.0	1.5	1370	$1,175	$0.86	13d	1	1.02mi
949 Boston Ave Waterford Twp, MI	2.0	1.0	1320	$1,150	$0.87	44d	1	1.05mi
949 Boston Ave Unit 1 Waterford Township, MI	2.0	1.0	1220	$1,150	$0.94	22d	1	1.05mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	1.11mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	1.11mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	44d	1	1.18mi
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	24d	1	1.18mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.23mi
20 Frank St Pontiac, MI	1.0	1.0	995	$800	$0.80	18d	1	1.25mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	44d	1	1.34mi
97 S Jessie St Unit 2 Pontiac, MI	2.0	1.0	800	$1,120	$1.40	24d	1	1.43mi
59 N Lynn Ave Waterford, MI	3.0	1.0	1300	$2,100	$1.62	3d	1	1.48mi

Listing history 50 events

1. 2026-06-07
   status $99,999 Pending 9 DOM
2. 2026-06-04
   days on market $99,999 Active 9 DOM
3. 2026-06-03
   days on market $99,999 Active 8 DOM
4. 2026-06-02
   days on market $99,999 Active 7 DOM
5. 2026-06-01
   days on market $99,999 Active 6 DOM
6. 2026-05-31
   days on market $99,999 Active 5 DOM
7. 2026-05-17
   historical
8. 2026-05-17
   historical
9. 2026-05-15
   price $102,900
10. 2026-05-15
    price $102,900
11. 2026-05-11
    price $103,500
12. 2026-05-11
    price $103,500
13. 2026-05-08
    status Active
14. 2026-05-06
    historical
15. 2026-05-05
    price $103,900
16. 2026-05-05
    price $103,900
17. 2026-04-24
    listed $100,490 Active
18. 2026-04-24
    listed $100,490 Active
19. 2026-04-24
    historical
20. 2026-04-24
    price $100,500
21. 2026-04-23
    price $100,500
22. 2026-04-11
    price $100,900
23. 2026-04-10
    price $100,900
24. 2026-03-25
    price $101,500
25. 2026-03-24
    price $101,500
26. 2026-03-20
    price $101,900
27. 2026-03-20
    price $101,900
28. 2026-03-16
    price $102,500
29. 2026-03-16
    price $102,500
30. 2026-03-09
    price $102,900
31. 2026-03-09
    price $102,900
32. 2026-03-04
    price $103,400
33. 2026-03-03
    price $103,400
34. 2026-03-03
    price $103,900
35. 2026-03-03
    price $103,900
36. 2026-02-21
    price $104,500
37. 2026-02-21
    price $104,500
38. 2026-02-18
    price $104,900
39. 2026-02-18
    price $104,900
40. 2026-02-15
    price $106,500
41. 2026-02-15
    price $106,500
42. 2026-01-24
    price $106,900
43. 2026-01-23
    price $106,900
44. 2026-01-23
    price $107,200
45. 2026-01-22
    price $107,200
46. 2026-01-16
    price $107,300
47. 2026-01-15
    price $107,300
48. 2026-01-06
    price $107,400
49. 2026-01-05
    price $107,400
50. 2025-12-17
    price $107,500

ⓘ 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: $1,050 · $88/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$245/yr (+$20/mo · 23.3%)

ⓘ 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: $15,818
• − Mortgage interest: −$5,601
• − Property taxes: −$1,050
• − Insurance: −$500
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,909
• Taxable income: $3,226
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,879/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

+194.0% since first listed

97 events — show timeline

• 2026-05-17 Listing Removed — MiRealSource-MiMLS
• 2026-05-17 Listing Removed — REALCOMP
• 2026-05-15 Price Changed $102,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $102,900 REALCOMP
• 2026-05-11 Price Changed $103,500 MiRealSource-MiMLS
• 2026-05-11 Price Changed $103,500 REALCOMP
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-05-05 Price Changed $103,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $103,900 REALCOMP
• 2026-04-24 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listed $100,490 MiRealSource-MiMLS
• 2026-04-24 Listed $100,490 REALCOMP
• 2026-04-24 Price Changed $100,500 MiRealSource-MiMLS
• 2026-04-23 Price Changed $100,500 REALCOMP
• 2026-04-11 Price Changed $100,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $100,900 REALCOMP
• 2026-03-25 Price Changed $101,500 MiRealSource-MiMLS
• 2026-03-24 Price Changed $101,500 REALCOMP
• 2026-03-20 Price Changed $101,900 MiRealSource-MiMLS
• 2026-03-20 Price Changed $101,900 REALCOMP
• 2026-03-16 Price Changed $102,500 MiRealSource-MiMLS
• 2026-03-16 Price Changed $102,500 REALCOMP
• 2026-03-09 Price Changed $102,900 MiRealSource-MiMLS
• 2026-03-09 Price Changed $102,900 REALCOMP
• 2026-03-04 Price Changed $103,400 MiRealSource-MiMLS
• 2026-03-03 Price Changed $103,400 REALCOMP
• 2026-03-03 Price Changed $103,900 MiRealSource-MiMLS
• 2026-03-03 Price Changed $103,900 REALCOMP
• 2026-02-21 Price Changed $104,500 MiRealSource-MiMLS
• 2026-02-21 Price Changed $104,500 REALCOMP
• 2026-02-18 Price Changed $104,900 MiRealSource-MiMLS
• 2026-02-18 Price Changed $104,900 REALCOMP
• 2026-02-15 Price Changed $106,500 MiRealSource-MiMLS
• 2026-02-15 Price Changed $106,500 REALCOMP
• 2026-01-24 Price Changed $106,900 MiRealSource-MiMLS
• 2026-01-23 Price Changed $106,900 REALCOMP
• 2026-01-23 Price Changed $107,200 MiRealSource-MiMLS
• 2026-01-22 Price Changed $107,200 REALCOMP
• 2026-01-16 Price Changed $107,300 MiRealSource-MiMLS
• 2026-01-15 Price Changed $107,300 REALCOMP
• 2026-01-06 Price Changed $107,400 MiRealSource-MiMLS
• 2026-01-05 Price Changed $107,400 REALCOMP
• 2025-12-17 Price Changed $107,500 MiRealSource-MiMLS
• 2025-12-16 Price Changed $107,500 REALCOMP
• 2025-12-12 Price Changed $107,900 MiRealSource-MiMLS
• 2025-12-12 Price Changed $107,900 REALCOMP
• 2025-12-09 Price Changed $108,500 MiRealSource-MiMLS
• 2025-12-08 Price Changed $108,500 REALCOMP
• 2025-11-28 Price Changed $108,900 MiRealSource-MiMLS
• 2025-11-28 Price Changed $108,900 REALCOMP
• 2025-11-21 Price Changed $109,500 MiRealSource-MiMLS
• 2025-11-20 Price Changed $109,500 REALCOMP
• 2025-11-11 Price Changed $109,900 MiRealSource-MiMLS
• 2025-11-11 Price Changed $109,900 REALCOMP
• 2025-11-05 Listed $110,900 REALCOMP
• 2025-11-05 Listed $110,900 MiRealSource-MiMLS
• 2025-11-01 Listing Removed — REALCOMP
• 2025-11-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-27 Price Changed $111,900 MiRealSource-MiMLS
• 2025-10-27 Price Changed $111,900 REALCOMP
• 2025-10-14 Price Changed $112,900 MiRealSource-MiMLS
• 2025-10-14 Price Changed $112,900 REALCOMP
• 2025-09-30 Price Changed $113,900 MiRealSource-MiMLS
• 2025-09-30 Price Changed $113,900 REALCOMP
• 2025-09-15 Price Changed $114,500 MiRealSource-MiMLS
• 2025-09-14 Price Changed $114,500 REALCOMP
• 2025-09-04 Price Changed $114,900 MiRealSource-MiMLS
• 2025-09-03 Price Changed $114,900 REALCOMP
• 2025-08-19 Price Changed $115,900 MiRealSource-MiMLS
• 2025-08-18 Price Changed $115,900 REALCOMP
• 2025-08-01 Price Changed $116,500 MiRealSource-MiMLS
• 2025-07-31 Price Changed $116,500 REALCOMP
• 2025-07-21 Price Changed $116,900 MiRealSource-MiMLS
• 2025-07-20 Price Changed $116,900 REALCOMP
• 2025-07-14 Price Changed $117,500 MiRealSource-MiMLS
• 2025-07-14 Price Changed $117,500 REALCOMP
• 2025-07-01 Price Changed $117,800 MiRealSource-MiMLS
• 2025-07-01 Price Changed $117,800 REALCOMP
• 2025-06-25 Price Changed $117,900 MiRealSource-MiMLS
• 2025-06-24 Price Changed $117,900 REALCOMP
• 2025-06-17 Price Changed $118,500 MiRealSource-MiMLS
• 2025-06-17 Price Changed $118,500 REALCOMP
• 2025-06-13 Price Changed $118,900 MiRealSource-MiMLS
• 2025-06-12 Price Changed $118,900 REALCOMP
• 2025-06-12 Price Changed $119,400 REALCOMP
• 2025-06-05 Price Changed $119,500 MiRealSource-MiMLS
• 2025-06-05 Price Changed $119,500 REALCOMP
• 2025-05-13 Listed $119,900 REALCOMP
• 2025-05-13 Listed $119,900 MiRealSource-MiMLS
• 2025-05-07 Listing Removed — MiRealSource-MiMLS
• 2025-05-07 Listing Removed — REALCOMP
• 2025-04-23 Price Changed $119,900 MiRealSource-MiMLS
• 2025-04-23 Price Changed $119,900 REALCOMP
• 2025-04-15 Price Changed $120,500 MiRealSource-MiMLS
• 2002-08-12 Sold (Public Records) $24,900 Public Records
• 1995-06-14 Sold (Public Records) $35,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,050 · -6.8% YoY. Source: county tax records.