118 Henry Clay Ave · Pontiac, MI 48341

$124,900

2 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 13 Days on market

Built 1910 4,792 sqft lot Est $166k · 25% under

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Why this score? — see what drove the C+ 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• 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

Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

Key facts

• 4,792 sq ft lot
• Built 1910
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.7% 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; 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 33% 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 $864 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

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: 1.11% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $165,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Mark Ave	0.37mi	3/1.0 (+1)	1,444 (-3%)	1mo	$61,000	$42	68
160 Chippewa Rd	0.60mi	3/2.5 (+1)	1,500 (+0%)	1mo	$250,000	$167	64
124 State St	0.39mi	3/1.5 (+1)	1,585 (+6%)	5mo	$73,500	$46	60
167 Mark Ave	0.51mi	3/2.0 (+1)	1,415 (-5%)	4mo	$162,000	$114	59
10 Niagara Ave	0.65mi	2/1.0	1,466 (-2%)	8mo	$170,000	$116	56
27 Crawford St	0.30mi	3/1.0 (+1)	1,302 (-13%)	4mo	$94,000	$72	52
44 Lake St	0.33mi	3/1.0 (+1)	1,684 (+13%)	5mo	$72,000	$43	50
24 Newberry St	0.53mi	3/1.0 (+1)	1,396 (-6%)	13mo	$155,000	$111	45
84 Chippewa Rd	0.57mi	3/1.5 (+1)	1,617 (+8%)	9mo	$165,000	$102	45
176 Chippewa Rd	0.61mi	3/1.0 (+1)	1,288 (-14%)	1mo	$199,900	$155	39
24 Utica Rd	0.69mi	3/1.0 (+1)	1,370 (-8%)	10mo	$90,500	$66	37
16 Utica Rd	0.68mi	3/1.5 (+1)	1,690 (+13%)	4mo	$210,000	$124	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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,589
• Equity at exit: $18,623

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $16,200
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$655
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $245

Break-even live

Break-even rent $1,082

Max offer price $124,900

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: $31,225
• Closing costs: $3,747
• 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	0.18mi
74 E Iroquois Rd Pontiac, MI	3.0	1.0	1661	$1,695	$1.02	24d	1	0.36mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	0.59mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.65mi
5 Carter St Pontiac, MI	1.0	1.0	880	$1,034	$1.18	5d	1	0.68mi
35 N Saginaw St Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	44d	1	0.78mi
35 N Saginaw St Unit 2 Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	44d	1	0.78mi
27 Sylvan Pontiac, MI	2.0	1.5	1370	$1,175	$0.86	13d	1	0.79mi
223 Tucker St Pontiac, MI	2.0	2.5	1295	$1,700	$1.31	18d	1	0.86mi
949 Boston Ave Waterford Twp, MI	2.0	1.0	1320	$1,150	$0.87	44d	1	1.08mi
949 Boston Ave Unit 1 Waterford Township, MI	2.0	1.0	1220	$1,150	$0.94	22d	1	1.08mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	44d	1	1.13mi
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	24d	1	1.13mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	1.16mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	1.26mi
611 Montana Ave Pontiac, MI	3.0	1.0	1112	$1,350	$1.21	44d	1	1.27mi
91 Waterly Ave Waterford, MI	3.0	1.5	1550	$1,660	$1.07	2d	1	1.34mi
471 Montana Ave Pontiac, MI	3.0	1.0	1017	$1,599	$1.57	44d	1	1.41mi
20 Frank St Pontiac, MI	1.0	1.0	995	$800	$0.80	18d	1	1.41mi
594 Colorado Ave Pontiac, MI	3.0	1.0	1008	$1,075	$1.07	24d	1	1.43mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.45mi
59 N Lynn Ave Waterford, MI	3.0	1.0	1300	$2,100	$1.62	3d	1	1.49mi

Listing history 22 events

1. 2025-06-27
   status Pending
2. 2025-06-11
   status Pending
3. 2024-12-17
   status Pending
4. 2022-05-10
   soldstatus $123,000
5. 2022-03-16
   status Pending 281-char remark

   Show marketing remark (281 chars)

   Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

6. 2022-03-16
   status Pending

   Show marketing remark (281 chars)

   Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

7. 2022-03-16
   historical

   Show marketing remark (281 chars)

   Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

8. 2022-03-16
   historical

   Show marketing remark (281 chars)

   Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

9. 2022-03-04
   listed $124,900 Active

   Show marketing remark (281 chars)

   Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

10. 2022-03-04
    listed $124,900 Active 281-char remark

    Show marketing remark (281 chars)

    Historic District (near) local hospitals and shopping. This property was once a Duplex. Motivated Seller. Renovated home featuring newer: windows, doors, floors, kitchen and bathrooms. Exterior needs some TLC. Spacious floor. Licensed agent must be present for all showings. BATVAI

11. 2021-11-29
    historical
12. 2021-11-29
    historical
13. 2021-11-20
    status Active
14. 2021-11-20
    status Active
15. 2021-11-13
    status Pending
16. 2021-11-13
    status Pending
17. 2021-11-10
    price $87,999
18. 2021-11-09
    price $87,999
19. 2021-10-29
    listed $95,000 Active
20. 2021-10-29
    listed $95,000 Active
21. 2004-05-10
    soldstatus $79,000
22. 2000-06-27
    soldstatus $55,000

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $1,847 · $154/mo
• Expected delta: +$77/yr (+$6/mo · 4.3%)

ⓘ 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: $16,709
• − Mortgage interest: −$6,996
• − Property taxes: −$1,770
• − Insurance: −$624
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,633
• Taxable income: $1,011
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,703/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

+123.6% since first listed

22 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-06-11 Pending — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-05-10 Sold (Public Records) $123,000 Public Records
• 2022-03-16 Pending — MiRealSource-MiMLS
• 2022-03-16 Pending — REALCOMP
• 2022-03-16 Listing Removed — REALCOMP
• 2022-03-16 Listing Removed — REALCOMP
• 2022-03-04 Listed $124,900 MiRealSource-MiMLS
• 2022-03-04 Listed $124,900 REALCOMP
• 2021-11-29 Listing Removed — REALCOMP
• 2021-11-29 Listing Removed — MiRealSource-MiMLS
• 2021-11-20 Relisted — MiRealSource-MiMLS
• 2021-11-20 Relisted — REALCOMP
• 2021-11-13 Pending — MiRealSource-MiMLS
• 2021-11-13 Pending — REALCOMP
• 2021-11-10 Price Changed $87,999 MiRealSource-MiMLS
• 2021-11-09 Price Changed $87,999 REALCOMP
• 2021-10-29 Listed $95,000 MiRealSource-MiMLS
• 2021-10-29 Listed $95,000 REALCOMP
• 2004-05-10 Sold (Public Records) $79,000 Public Records
• 2000-06-27 Sold (Public Records) $55,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,770 · +2.6% YoY. Source: county tax records.