185 Gage St · Pontiac, MI 48342

$159,900

3 bd · 1.0 ba · 1,847 sqft · SingleFamily public records · 93 Days on market

Built 1960 8,276 sqft lot $87/sqft · 6% below area Est $169k · 5% 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 +24.9/30.0
• ARV discount +9.8/15.0
• DSCR +8.1/10.0
• 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

Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

Key facts

• 8,276 sq ft lot
• Built 1960
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 87 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1k of loan paydown is wiped out by about $5k 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 93 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $160k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $168,674
• List price: $159,900
• Delta: -5.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Gage St	0.02mi	3/1.0	1,865 (+1%)	13mo	$180,000	$97	87
207 Victory Dr	0.08mi	3/2.0	1,870 (+1%)	6mo	$195,000	$104	85
679 Linda Vista Dr	0.17mi	3/1.0	1,890 (+2%)	4mo	$150,000	$79	84
890 Spence St	0.42mi	3/1.5	1,822 (-1%)	13mo	$87,000	$48	66
451 Martin Luther King Jr Blvd N	0.27mi	3/1.5	1,677 (-9%)	10mo	$170,000	$101	62
615 Lenox Ave	0.69mi	3/1.5	1,912 (+4%)	1mo	$192,000	$100	59
663 Lenox Ave	0.70mi	3/1.0	1,886 (+2%)	8mo	$182,000	$97	57
608 Brady Ln	0.53mi	4/2.5 (+1)	1,880 (+2%)	8mo	$274,999	$146	54
596 Brady Ln	0.52mi	4/2.5 (+1)	1,880 (+2%)	9mo	$279,999	$149	54
86 Marquette St	0.56mi	3/2.0	1,985 (+8%)	11mo	$175,000	$88	48
576 Markle Ave	0.61mi	2/1.0 (-1)	1,633 (-12%)	1mo	$155,000	$95	46
730 Stirling St	0.72mi	4/2.0 (+1)	1,712 (-7%)	4mo	$180,000	$105	42

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,974
• Equity at exit: $23,842

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $24,782
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$839
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $344

Break-even live

Break-even rent $1,340

Max offer price $159,900

Occupancy floor 76%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	0.37mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	44d	1	0.55mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	44d	1	0.69mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	1.20mi
21 N Saginaw St Pontiac, MI	2.0	2.5	2500	$2,500	$1.00	2d	1	1.25mi

Listing history 22 events

1. 2026-06-18
   days on market $159,900 Active 93 DOM
2. 2026-06-17
   pricestatusdays on market $159,900 Active 92 DOM
3. 2026-06-15
   statusdays on market $164,900 Pending 91 DOM
4. 2026-06-13
   days on market $164,900 Active 90 DOM
5. 2026-06-13
   days on market $164,900 Active 89 DOM
6. 2026-06-09
   days on market $164,900 Active 86 DOM
7. 2026-06-08
   days on market $164,900 Active 85 DOM
8. 2026-06-07
   days on market $164,900 Active 84 DOM
9. 2026-06-04
   days on market $164,900 Active 81 DOM
10. 2026-06-03
    days on market $164,900 Active 80 DOM
11. 2026-06-02
    days on market $164,900 Active 79 DOM
12. 2026-06-01
    days on market $164,900 Active 78 DOM
13. 2026-05-31
    days on market $164,900 Active 77 DOM
14. 2026-04-21
    status Active 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

15. 2026-04-21
    status Active 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

16. 2026-04-16
    status Pending 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

17. 2026-04-16
    status Pending 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

18. 2026-04-12
    price $164,900 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

19. 2026-04-11
    price $164,900 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

20. 2026-03-11
    listed $169,900 Active 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

21. 2026-03-11
    listed $169,900 Active 983-char remark

    Show marketing remark (983 chars)

    Great Updated Ranch home close to everywhere that Pontiac has to offer. Sitting on a large fenced corner lot. Full partly finished basement with a 2 bath. Fresh paint and new carpet. This home qualifies for any of several First Time Homebuyer Down payment Assistance Programs, including up to $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. Bank of Ann Arbor has a grant up to $8,000.00. FREE MONEY JUST TO BUY A HOUSE! Rates are lower than they have been. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. No Land Contracts! This home is not for rent, please avoid craigslist list or internet rental scams! Audio/video equipment may be in use.

22. 2001-08-10
    soldstatus $95,000

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $2,154 · $180/mo
• Expected delta: +$308/yr (+$26/mo · 16.7%)

ⓘ 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 · 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: $21,318
• − Mortgage interest: −$8,957
• − Property taxes: −$1,846
• − Insurance: −$800
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,652
• Taxable income: $1,653
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $3,737/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

+73.6% since first listed

9 events — show timeline

• 2026-04-21 Relisted — MiRealSource-MiMLS
• 2026-04-21 Relisted — REALCOMP
• 2026-04-16 Pending — REALCOMP
• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-12 Price Changed $164,900 MiRealSource-MiMLS
• 2026-04-11 Price Changed $164,900 REALCOMP
• 2026-03-11 Listed $169,900 REALCOMP
• 2026-03-11 Listed $169,900 MiRealSource-MiMLS
• 2001-08-10 Sold (Public Records) $95,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,846 · -4.3% YoY. Source: county tax records.