70 S Jessie St · Pontiac, MI 48342

$110,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 3 Days on market

Built 1920 7,405 sqft lot Est $176k · 37% 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 +7.9/10.0
• 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

Investor opportunity! 70 S. Jessie is being sold as part of a package with 1198 Neafie (MLS#20261044988), offering the chance to add two income-producing properties to your portfolio. This 3-bedroom, 1-bath bungalow features a detached 2-car garage and an unfinished basement, providing additional storage and value-add potential. The property has been well maintained and offers strong rental appeal. Whether you're looking to expand your existing portfolio or secure your next investment, this package presents an excellent opportunity to generate cash flow and build long-term wealth.

Key facts

• Value-add potential
• Unfinished basement
• Additional storage

Tags

• DETACHED 2-CAR GARAGE
• UNFINISHED BASEMENT
• INCOME-PRODUCING PROPERTIES
• STRONG RENTAL APPEAL
• ADDITIONAL STORAGE
• VALUE-ADD POTENTIAL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.17 acres (50 x 150.73)

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: 6 total rooms (includes bedroom spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Microwave; Unfinished basement

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 $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.8% 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: 87 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1920 — 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: 1.29% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $175,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 N Roselawn St	0.24mi	3/2.5	1,400 (-3%)	8mo	$180,000	$129	71
55 N Roselawn Street St	0.25mi	3/2.5	1,400 (-3%)	8mo	$180,000	$129	71
103 N Roselawn St	0.35mi	3/2.0	1,487 (+3%)	10mo	$105,000	$71	66
75 S Jessie St	0.02mi	3/1.0	1,240 (-14%)	13mo	$115,000	$93	65
32 S Marshall St	0.49mi	3/1.0	1,491 (+4%)	11mo	$81,000	$54	62
161 Perkins St	0.46mi	3/2.5	1,471 (+2%)	12mo	$180,000	$122	59
291 Michigan Ave	0.56mi	2/1.5 (-1)	1,400 (-3%)	5mo	$108,000	$77	58
23 Martin Luther King JR Blvd N	0.57mi	3/1.5	1,412 (-2%)	13mo	$205,000	$145	58
21 Bellevue St	0.29mi	4/2.0 (+1)	1,344 (-7%)	12mo	$69,900	$52	56
234 Chandler St	0.16mi	4/2.5 (+1)	1,593 (+11%)	11mo	$234,000	$147	54
135 Osmun St	0.50mi	3/2.5	1,368 (-5%)	10mo	$210,000	$154	54
200 Prospect St	0.75mi	3/1.0	1,350 (-6%)	9mo	$63,000	$47	47

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $8,584
• Equity at exit: $16,401

10-year hold

• IRR: 16.4%
• Equity multiple: 2.35×
• Total profit: $41,449
• 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 48342

• Home prices YoY: -33.8%
• Active inventory: 87
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$577
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $415

Break-even live

Break-even rent $895

Max offer price $110,000

Occupancy floor 66%

Sensitivity live

Price	-10% $477	-5% $446	+0% $415	+5% $384	+10% $353
Rent	-10% $303	-5% $359	+0% $415	+5% $471	+10% $527
Rate	-1.0pp $470	-0.5pp $443	base $415	+0.5pp $386	+1.0pp $357

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	44d	1	0.26mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	18d	1	0.30mi
4000 Winston Dr Pontiac, MI	2.0	1.5	952	$1,182	$1.24	0d	1	0.36mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	44d	1	0.41mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	18d	1	0.43mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.55mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	25d	1	0.75mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	0.78mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	0.78mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	1.09mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	5d	1	1.10mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	17d	1	1.10mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	44d	1	1.11mi
489 Central Ave Pontiac, MI	2.0	1.0	1140	$1,195	$1.05	5d	1	1.11mi
23 Henry Clay Ave Unit 1 Pontiac, MI	3.0	1.0	1200	$1,450	$1.21	18d	1	1.21mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	1.23mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	1.25mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.25mi
471 Montana Ave Pontiac, MI	3.0	1.0	1017	$1,599	$1.57	44d	1	1.31mi
611 Montana Ave Pontiac, MI	3.0	1.0	1112	$1,350	$1.21	44d	1	1.43mi

Listing history 4 events

1. 2026-06-18
   days on market $110,000 Active 3 DOM
2. 2026-06-17
   days on market $110,000 Active 2 DOM
3. 2026-06-16
   remarks 587-char remark
4. 2026-06-16
   listed $110,000 Active 1 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: $1,011 · $84/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$342/yr (+$28/mo · 33.8%)

ⓘ 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: $17,039
• − Mortgage interest: −$6,162
• − Property taxes: −$1,011
• − Insurance: −$550
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,200
• Taxable income: $3,390
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $4,164/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
• City population: 44,593
• Population (ZIP): 17,227

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 0.62)
• Race & ethnicity: Black 57% Hispanic / Latino 19% White 13% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 15% Other Asian/Pacific 4% Other Indo-European 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: ▼ -109.18%
• Current HPI: 214.3258
• Rent YoY: —
• Metro: —
• 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

+562.7% since first listed

27 events — show timeline

• 2026-06-15 Listed $110,000 REALCOMP
• 2026-06-15 Listed $110,000 MiRealSource-MiMLS
• 2025-06-20 Listing Removed — MiRealSource-MiMLS
• 2025-06-11 Listed $105,000 REALCOMP
• 2025-06-11 Listed $105,000 MiRealSource-MiMLS
• 2014-05-02 Sold (Public Records) $106,069 Public Records
• 2008-01-08 Sold (MLS) $12,500 REALCOMP
• 2008-01-08 Sold (MLS) $12,500 MiRealSource-MiMLS
• 2008-01-03 Listing Removed — MiRealSource-MiMLS
• 2007-12-26 Listing Removed — REALCOMP
• 2007-12-26 Listed $14,900 REALCOMP
• 2007-12-17 Listing Removed — REALCOMP
• 2007-12-17 Listed $24,900 REALCOMP
• 2007-11-28 Listing Removed — REALCOMP
• 2007-11-28 Listed $24,900 REALCOMP
• 2007-10-31 Listing Removed — REALCOMP
• 2007-10-31 Listed $29,900 REALCOMP
• 2007-10-03 Listing Removed — REALCOMP
• 2007-10-03 Listed $34,900 REALCOMP
• 2007-09-13 Listing Removed — REALCOMP
• 2007-09-12 Listed $39,900 REALCOMP
• 2007-08-08 Listing Removed — REALCOMP
• 2007-08-08 Listed $44,900 REALCOMP
• 2007-07-12 Listed $49,900 REALCOMP
• 2007-07-12 Listed $14,900 MiRealSource-MiMLS
• 2002-05-30 Sold (Public Records) $74,900 Public Records
• 1971-05-12 Sold (Public Records) $16,600 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,011 · +2.7% YoY. Source: county tax records.