774 Corwin Ct · Pontiac, MI 48340

$110,000

3 bd · 1.0 ba · 841 sqft · SingleFamily public records · 17 Days on market

Built 1941 4,792 sqft lot Est $124k · 12% 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 +22.2/30.0
• ARV discount +12.7/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• 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

Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached garage (1 car); Driveway
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Other construction materials
• Exterior features: Paved road access; Lot dimensions approximately 45 x 109 (0.11 acres)

Interior

• Bedrooms: Rooms total: 5 (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 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 $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 30% 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 $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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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 $700; list at $110k implies a 15614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.10% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $124,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
733 Livingston Ave	0.15mi	3/1.0	921 (+10%)	4mo	$136,080	$148	74
709 Kinney Rd	0.07mi	3/1.0	758 (-10%)	8mo	$121,900	$161	74
173 High St	0.37mi	2/1.0 (-1)	861 (+2%)	1mo	$155,000	$180	73
138 Lakeside St	0.27mi	3/1.0	951 (+13%)	1mo	$109,900	$116	64
782 Stanley Ave	0.21mi	2/1.0 (-1)	729 (-13%)	1mo	$87,000	$119	62
141 W Cornell Ave	0.72mi	3/1.0	888 (+6%)	2mo	$130,000	$146	55
201 Parkdale Ave	0.39mi	3/1.0	965 (+15%)	8mo	$140,000	$145	51
235 W Rutgers Ave	0.72mi	2/1.0 (-1)	792 (-6%)	5mo	$125,000	$158	48
255 W Rutgers Ave	0.71mi	2/1.0 (-1)	793 (-6%)	8mo	$126,000	$159	46
1072 Cloverlawn Dr	0.68mi	3/1.0	958 (+14%)	1mo	$150,000	$157	44
42 Pingree Ave	0.63mi	2/1.0 (-1)	945 (+12%)	4mo	$61,500	$65	42
22 N Merrimac St	0.65mi	2/1.0 (-1)	734 (-13%)	3mo	$68,000	$93	41

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,273
• Equity at exit: $16,401

10-year hold

• IRR: 8.0%
• Equity multiple: 1.65×
• Total profit: $20,134
• 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 48340

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$577
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $179

Break-even live

Break-even rent $980

Max offer price $110,000

Occupancy floor 80%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	22d	1	0.49mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	44d	1	0.51mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	44d	1	0.52mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	44d	1	0.56mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	0.74mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	0.74mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	0.99mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.13mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	44d	39	1.17mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	1.20mi
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	20d	1	1.27mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	1.38mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	44d	1	1.39mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	5d	1	1.44mi

Listing history 24 events

1. 2026-05-05
   status Pending 772-char remark

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

2. 2026-05-05
   status Pending

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

3. 2026-04-28
   historical Accepting Backup Offers 772-char remark

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

4. 2026-04-28
   historical Active Under Contract

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

5. 2026-04-19
   listed $110,000 Active 772-char remark

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

6. 2026-04-19
   listed $110,000 Active

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

7. 2026-04-19
   historical $110,000 772-char remark

   Show marketing remark (772 chars)

   Solid opportunity in Pontiac featuring this 3-bedroom, 1-bath ranch-style home with strong potential for homeowners and investors alike. Sitting on a manageable lot with a fenced backyard and detached 1-car garage, this property offers functionality and room to add value. With a practical layout with spacious living areas, laminate flooring, and a kitchen ready for your personal touch or updates. Whether you're a first-time home buyer looking to build equity or an investor searching for your next rental or flip, this home checks the boxes. Located just a few minutes from downtown pontiac, this is a chance to get into the market at an approachable price point with upside potential. Homes in this area continue to move - don't miss your shot to make this one yours.

8. 2015-05-01
   soldstatus $700 202-char remark

   Show marketing remark (202 chars)

   Nice 3 bedroom ranch located in Pontiac. Home has neutral colors throughout. Pak and ceramic kitchen, laminate floor in family room and living room. Nice fenced in back yard and a 1 car detached garage.

9. 2015-04-12
   historical 202-char remark

   Show marketing remark (202 chars)

   Nice 3 bedroom ranch located in Pontiac. Home has neutral colors throughout. Pak and ceramic kitchen, laminate floor in family room and living room. Nice fenced in back yard and a 1 car detached garage.

10. 2014-09-08
    listed $700 202-char remark

    Show marketing remark (202 chars)

    Nice 3 bedroom ranch located in Pontiac. Home has neutral colors throughout. Pak and ceramic kitchen, laminate floor in family room and living room. Nice fenced in back yard and a 1 car detached garage.

11. 2014-06-24
    soldstatus $51,300
12. 2014-04-09
    historical
13. 2013-12-06
    soldstatus $18,500
14. 2013-12-06
    soldstatus $18,500
15. 2013-12-03
    listed $650
16. 2013-12-03
    listed $24,500
17. 2013-12-03
    historical
18. 2013-12-03
    listed $24,500
19. 2013-12-03
    historical
20. 2013-10-28
    listed $650
21. 2013-10-28
    historical
22. 2013-10-28
    historical
23. 2013-10-11
    listed $24,500
24. 2013-10-11
    listed $24,500

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥97°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: $14,477
• − Mortgage interest: −$6,162
• − Property taxes: −$1,819
• − Insurance: −$550
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,200
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,043/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

+349.0% since first listed

24 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-28 Contingent — MiRealSource-MiMLS
• 2026-04-28 Contingent — REALCOMP
• 2026-04-19 Listed $110,000 MiRealSource-MiMLS
• 2026-04-19 Listed $110,000 REALCOMP
• 2026-04-19 Coming Soon $110,000 MiRealSource-MiMLS
• 2015-05-01 Sold (MLS) $700 MiRealSource-MiMLS
• 2015-04-12 Listing Removed — MiRealSource-MiMLS
• 2014-09-08 Listed $700 MiRealSource-MiMLS
• 2014-06-24 Sold (Public Records) $51,300 Public Records
• 2014-04-09 Listing Removed — MiRealSource-MiMLS
• 2013-12-06 Sold (MLS) $18,500 REALCOMP
• 2013-12-06 Sold (MLS) $18,500 MiRealSource-MiMLS
• 2013-12-03 Listing Removed — MiRealSource-MiMLS
• 2013-12-03 Listed $24,500 REALCOMP
• 2013-12-03 Listing Removed — MiRealSource-MiMLS
• 2013-12-03 Listed $24,500 MiRealSource-MiMLS
• 2013-12-03 Listed $650 MiRealSource-MiMLS
• 2013-10-28 Listing Removed — MiRealSource-MiMLS
• 2013-10-28 Listing Removed — REALCOMP
• 2013-10-28 Listed $650 MiRealSource-MiMLS
• 2013-10-11 Listed $24,500 MiRealSource-MiMLS
• 2013-10-11 Listed $24,500 REALCOMP

Property tax history

+8.4%/yr

Latest (2025): $1,819 · +2.8% YoY. Source: county tax records.