825 Robinwood St · Pontiac, MI 48340

$119,999

3 bd · 1.0 ba · 955 sqft · SingleFamily public records · 65 Days on market

Built 1961 6,098 sqft lot $126/sqft · 37% above area Est $88k · 37% over

---

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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you're expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 84 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 35% 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 $829 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y 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.
• Current owner paid $47k; list at $120k implies a 155% gain — meaningful room to come down on a strong offer.

Recommended offer $112,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.16% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (median comp): $87,656
• List price: $119,999
• Delta: 36.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Melrose St	0.26mi	3/1.0	952 (-0%)	3mo	$142,000	$149	85
674 Parkwood Ave	0.29mi	3/1.0	961 (+1%)	3mo	$100,000	$104	82
725 Emerson Ave	0.34mi	3/1.0	902 (-6%)	5mo	$136,000	$151	70
1005 Emerson Ave	0.44mi	3/1.0	1,030 (+8%)	3mo	$150,000	$146	64
223 Victory Dr	0.70mi	3/1.0	930 (-3%)	2mo	$95,000	$102	62
506 Emerson Ave	0.66mi	3/1.0	900 (-6%)	1mo	$135,000	$150	59
635 Wesbrook St	0.43mi	3/1.0	842 (-12%)	2mo	$135,000	$160	58
672 Linda Vista Dr	0.66mi	3/1.0	900 (-6%)	4mo	$113,000	$126	56
618 Linda Vista Dr	0.62mi	3/1.0	1,066 (+12%)	1mo	$135,000	$127	51
509 Cameron Ave	0.61mi	3/1.0	860 (-10%)	6mo	$42,000	$49	50
794 Clara Ave	0.73mi	3/2.0	1,018 (+7%)	6mo	$159,900	$157	46
778 4th Ave	0.63mi	3/1.5	1,053 (+10%)	7mo	$170,000	$161	45

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,047
• Equity at exit: $17,892

10-year hold

• IRR: 14.1%
• Equity multiple: 2.22×
• Total profit: $41,059
• Equity at exit: $10,375

Cash invested: $33,600 (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: 84
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$629
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $330

Break-even live

Break-even rent $978

Max offer price $119,999

Occupancy floor 71%

Sensitivity live

Price	-10% $398	-5% $364	+0% $330	+5% $296	+10% $262
Rent	-10% $220	-5% $275	+0% $330	+5% $385	+10% $441
Rate	-1.0pp $391	-0.5pp $361	base $330	+0.5pp $299	+1.0pp $268

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	13d	1	0.16mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	0.40mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	0.51mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.54mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	0.68mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	0.79mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	0.99mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	25d	1	1.02mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	1.03mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	1.05mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.05mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	0d	3	1.11mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	0d	3	1.30mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.37mi

Listing history 39 events

1. 2026-06-15
   statusdays on market $119,999 Pending 65 DOM
2. 2026-06-13
   days on market $119,999 Active 64 DOM
3. 2026-06-13
   days on market $119,999 Active 63 DOM
4. 2026-06-10
   price $119,999 Active 60 DOM
5. 2026-06-09
   days on market $120,000 Active 60 DOM
6. 2026-06-08
   days on market $120,000 Active 59 DOM
7. 2026-06-07
   days on market $120,000 Active 58 DOM
8. 2026-06-04
   days on market $120,000 Active 55 DOM
9. 2026-06-03
   days on market $120,000 Active 54 DOM
10. 2026-06-02
    days on market $120,000 Active 53 DOM
11. 2026-06-01
    days on market $120,000 Active 52 DOM
12. 2026-05-31
    days on market $120,000 Active 51 DOM
13. 2026-04-17
    status Active 369-char remark

    Show marketing remark (376 chars)

    Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you’re expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

14. 2026-04-17
    status Active 376-char remark

    Show marketing remark (376 chars)

    Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you’re expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

15. 2026-03-23
    historical 369-char remark

    Show marketing remark (369 chars)

    Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you're expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

16. 2026-03-17
    listed $120,000 Active 369-char remark

    Show marketing remark (376 chars)

    Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you’re expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

17. 2026-03-17
    listed $120,000 Active 376-char remark

    Show marketing remark (376 chars)

    Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you’re expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

18. 2026-03-15
    historical $120,000 369-char remark

    Show marketing remark (369 chars)

    Investment opportunity in Pontiac! This charming 3 bedroom 1 bath home is Ideal for investors seeking steady cash flow with flexibility. Conveniently located near local amenities, major thoroughfares, and everyday conveniences. Whether you're expanding your portfolio or securing your first rental property, this is a strong opportunity in an established rental market.

19. 2017-09-26
    soldstatus $47,000
20. 2017-09-22
    soldstatus $47,000 Sold
21. 2017-09-22
    soldstatus $47,000 Closed
22. 2017-09-05
    status Pending
23. 2017-09-05
    status Pending
24. 2017-09-01
    listed $49,000 Active
25. 2017-09-01
    listed $49,000 Active
26. 2017-08-18
    historical
27. 2017-08-17
    historical
28. 2017-07-25
    listed $49,900 Active
29. 2017-07-25
    listed $49,900 Active
30. 2008-04-15
    historical
31. 2008-02-13
    soldstatus $16,000
32. 2008-01-16
    listed $22,500
33. 2008-01-16
    listed $22,500
34. 2007-01-01
    historical
35. 2006-06-26
    listed $85,000
36. 2001-04-09
    historical
37. 2001-01-30
    historical
38. 2001-01-09
    listed $54,988
39. 2000-11-17
    listed $57,500

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$366/yr (+$30/mo · 32.8%)

ⓘ 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: $16,748
• − Mortgage interest: −$6,722
• − Property taxes: −$1,116
• − Insurance: −$600
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,491
• Taxable income: $2,139
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,450/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

+108.7% since first listed

27 events — show timeline

• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — REALCOMP
• 2026-03-23 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Listed $120,000 MiRealSource-MiMLS
• 2026-03-17 Listed $120,000 REALCOMP
• 2026-03-15 Coming Soon $120,000 MiRealSource-MiMLS
• 2017-09-26 Sold (Public Records) $47,000 Public Records
• 2017-09-22 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2017-09-22 Sold (MLS) $47,000 REALCOMP
• 2017-09-05 Pending — MiRealSource-MiMLS
• 2017-09-05 Pending — REALCOMP
• 2017-09-01 Listed $49,000 MiRealSource-MiMLS
• 2017-09-01 Listed $49,000 REALCOMP
• 2017-08-18 Listing Removed — REALCOMP
• 2017-08-17 Listing Removed — MiRealSource-MiMLS
• 2017-07-25 Listed $49,900 MiRealSource-MiMLS
• 2017-07-25 Listed $49,900 REALCOMP
• 2008-04-15 Listing Removed — MiRealSource-MiMLS
• 2008-02-13 Sold (MLS) $16,000 REALCOMP
• 2008-01-16 Listed $22,500 REALCOMP
• 2008-01-16 Listed $22,500 MiRealSource-MiMLS
• 2007-01-01 Listing Removed — REALCOMP
• 2006-06-26 Listed $85,000 REALCOMP
• 2001-04-09 Listing Removed — REALCOMP
• 2001-01-30 Listing Removed — REALCOMP
• 2001-01-09 Listed $54,988 REALCOMP
• 2000-11-17 Listed $57,500 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $1,116 · -6.5% YoY. Source: county tax records.