145 Parkdale Ave · Pontiac, MI 48340

$82,900

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 14 Days on market

Built 1949 4,356 sqft lot Est $150k · 45% under ↓ 8% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS DREAM PROJECT or Turn it into beautiful dream home - 2 story home located in Pontiac featuring 3 bedrooms and 1 full bath with living space. Property offers a functional layout with spacious living and dining areas, a sizable kitchen, and comfortable bedrooms. Vacant Lot adjacent west side of home is included (PRD ID: 1420107004), the home provides a manageable yard and convenient access to local schools, shopping, and major roadways. Schedule your private showing today a 24 hour advance notice is all needed to all showings. All offers are contingent upon third party approval by a probate court. All showing must be accompanied by licensed MI showing agent. Buyer and Buyers Agent to verify all measurements.

Key facts

• Sizable kitchen
• Manageable yard
• Convenient access

Tags

• 2 STORY HOME
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING
• SIZABLE KITCHEN
• MANAGEABLE YARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Cap rate 12.9% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($48k/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 $573 of loan paydown is wiped out by about $2k 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 + 4.7% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y ago; this cycle's ask is 93% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $83k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,900

Questions for the listing agent

1. Built in 1949 — 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: 1.51% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $149,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Parkdale Ave	0.00mi	3/1.0	1,142 (0%)	0mo	$82,900	$73	100
146 W Beverly Ave	0.32mi	3/1.0	1,100 (-4%)	1mo	$132,500	$120	79
80 W Mansfield Ave	0.23mi	3/1.0	1,025 (-10%)	4mo	$157,000	$153	69
152 W Mansfield Ave	0.20mi	3/1.0	971 (-15%)	2mo	$143,000	$147	64
753 Stanley Ave	0.29mi	3/1.0	995 (-13%)	2mo	$153,000	$154	63
731 Stanley Ave	0.30mi	3/1.0	981 (-14%)	3mo	$155,000	$158	60
33 W Beverly Ave Ave	0.35mi	4/1.5 (+1)	1,066 (-7%)	7mo	$140,000	$131	60
774 Corwin Ct	0.46mi	3/1.0	1,000 (-12%)	1mo	$113,000	$113	58
102 E Cornell Ave	0.58mi	2/1.0 (-1)	1,065 (-7%)	1mo	$140,000	$131	56
207 W Strathmore Ave	0.55mi	2/1.0 (-1)	1,230 (+8%)	8mo	$146,000	$119	50
24 W Fairmount Ave	0.55mi	2/2.0 (-1)	1,247 (+9%)	4mo	$67,000	$54	47
112 W Strathmore Ave	0.57mi	3/1.0	1,000 (-12%)	8mo	$145,000	$145	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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.76×
• Total profit: $17,673
• Equity at exit: $12,361

10-year hold

• IRR: 27.9%
• Equity multiple: 3.67×
• Total profit: $61,993
• Equity at exit: $7,168

Cash invested: $23,212 (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 48340

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$435
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $454

Break-even live

Break-even rent $676

Max offer price $82,900

Occupancy floor 59%

Sensitivity live

Price	-10% $501	-5% $477	+0% $454	+5% $430	+10% $407
Rent	-10% $355	-5% $404	+0% $454	+5% $503	+10% $553
Rate	-1.0pp $495	-0.5pp $475	base $454	+0.5pp $432	+1.0pp $410

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	44d	1	0.22mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	44d	1	0.23mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	0.41mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	0.41mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	0.54mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	0.87mi
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	20d	1	1.01mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	44d	39	1.08mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	1.19mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	5d	1	1.30mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	25d	1	1.34mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	1.43mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	1.47mi
223 Tucker St Pontiac, MI	2.0	2.5	1295	$1,700	$1.31	18d	1	1.50mi

Listing history 16 events

1. 2026-04-01
   status Pending 725-char remark

   Show marketing remark (725 chars)

   INVESTORS DREAM PROJECT or Turn it into beautiful dream home - 2 story home located in Pontiac featuring 3 bedrooms and 1 full bath with living space. Property offers a functional layout with spacious living and dining areas, a sizable kitchen, and comfortable bedrooms. Vacant Lot adjacent west side of home is included (PRD ID: 1420107004), the home provides a manageable yard and convenient access to local schools, shopping, and major roadways. Schedule your private showing today a 24 hour advance notice is all needed to all showings. All offers are contingent upon third party approval by a probate court. All showing must be accompanied by licensed MI showing agent. Buyer and Buyers Agent to verify all measurements.

2. 2026-04-01
   status Pending

   Show marketing remark (725 chars)

   INVESTORS DREAM PROJECT or Turn it into beautiful dream home - 2 story home located in Pontiac featuring 3 bedrooms and 1 full bath with living space. Property offers a functional layout with spacious living and dining areas, a sizable kitchen, and comfortable bedrooms. Vacant Lot adjacent west side of home is included (PRD ID: 1420107004), the home provides a manageable yard and convenient access to local schools, shopping, and major roadways. Schedule your private showing today a 24 hour advance notice is all needed to all showings. All offers are contingent upon third party approval by a probate court. All showing must be accompanied by licensed MI showing agent. Buyer and Buyers Agent to verify all measurements.

3. 2026-03-20
   price $82,900 725-char remark

   Show marketing remark (725 chars)

   INVESTORS DREAM PROJECT or Turn it into beautiful dream home - 2 story home located in Pontiac featuring 3 bedrooms and 1 full bath with living space. Property offers a functional layout with spacious living and dining areas, a sizable kitchen, and comfortable bedrooms. Vacant Lot adjacent west side of home is included (PRD ID: 1420107004), the home provides a manageable yard and convenient access to local schools, shopping, and major roadways. Schedule your private showing today a 24 hour advance notice is all needed to all showings. All offers are contingent upon third party approval by a probate court. All showing must be accompanied by licensed MI showing agent. Buyer and Buyers Agent to verify all measurements.

4. 2026-03-19
   price $82,900
5. 2026-03-18
   listed $42,900 Active

   Show marketing remark (725 chars)

   INVESTORS DREAM PROJECT or Turn it into beautiful dream home - 2 story home located in Pontiac featuring 3 bedrooms and 1 full bath with living space. Property offers a functional layout with spacious living and dining areas, a sizable kitchen, and comfortable bedrooms. Vacant Lot adjacent west side of home is included (PRD ID: 1420107004), the home provides a manageable yard and convenient access to local schools, shopping, and major roadways. Schedule your private showing today a 24 hour advance notice is all needed to all showings. All offers are contingent upon third party approval by a probate court. All showing must be accompanied by licensed MI showing agent. Buyer and Buyers Agent to verify all measurements.

6. 2026-03-18
   listed $42,900 Active 725-char remark

   Show marketing remark (725 chars)

   INVESTORS DREAM PROJECT or Turn it into beautiful dream home - 2 story home located in Pontiac featuring 3 bedrooms and 1 full bath with living space. Property offers a functional layout with spacious living and dining areas, a sizable kitchen, and comfortable bedrooms. Vacant Lot adjacent west side of home is included (PRD ID: 1420107004), the home provides a manageable yard and convenient access to local schools, shopping, and major roadways. Schedule your private showing today a 24 hour advance notice is all needed to all showings. All offers are contingent upon third party approval by a probate court. All showing must be accompanied by licensed MI showing agent. Buyer and Buyers Agent to verify all measurements.

7. 2009-01-23
   historical
8. 2009-01-23
   historical
9. 2009-01-21
   listed $6,000
10. 2009-01-21
    listed $5,500
11. 2008-05-28
    soldstatus $44,625
12. 2007-03-20
    soldstatus $63,750
13. 2004-08-20
    soldstatus $112,000
14. 2001-07-02
    historical
15. 2001-04-02
    listed $90,000
16. 2001-04-02
    listed $90,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $1,029 · $86/mo
• Expected delta: +$248/yr (+$21/mo · 31.7%)

ⓘ 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 · 14 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: $15,008
• − Mortgage interest: −$4,644
• − Property taxes: −$781
• − Insurance: −$414
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,412
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,399/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): 25,669
• Household income: $47,891
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1460.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 31% White 29% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 7%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 74% English-only · Spanish 23% Other Asian/Pacific 2% Chinese 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: ▼ -295.80%
• Current HPI: 177.961
• Rent YoY: ▲ 4.73%
• 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

-7.9% since first listed

16 events — show timeline

• 2026-04-01 Pending — MiRealSource-MiMLS
• 2026-04-01 Pending — REALCOMP
• 2026-03-20 Price Changed $82,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $82,900 REALCOMP
• 2026-03-18 Listed $42,900 REALCOMP
• 2026-03-18 Listed $42,900 MiRealSource-MiMLS
• 2009-01-23 Listing Removed — MiRealSource-MiMLS
• 2009-01-23 Listing Removed — REALCOMP
• 2009-01-21 Listed $5,500 MiRealSource-MiMLS
• 2009-01-21 Listed $6,000 REALCOMP
• 2008-05-28 Sold (Public Records) $44,625 Public Records
• 2007-03-20 Sold (Public Records) $63,750 Public Records
• 2004-08-20 Sold (Public Records) $112,000 Public Records
• 2001-07-02 Listing Removed — MiRealSource-MiMLS
• 2001-04-02 Listed $90,000 REALCOMP
• 2001-04-02 Listed $90,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $781 · +2.6% YoY. Source: county tax records.