35 Clarence St · Pontiac, MI 48342

$119,000

3 bd · 1.0 ba · 963 sqft · SingleFamily public records · 118 Days on market

Built 1920 3,485 sqft lot $124/sqft · at area comps Est $124k · at est.

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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 +22.4/30.0
• ARV discount +9.3/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this beautifully fully renovated 3-bedroom, 1-bath home located in a convenient Pontiac neighborhood. This property is move-in ready and perfect for homeowners or investors looking for a turnkey rental. Property Features: 3 Spacious Bedrooms, 1 Updated Full Bathroom, Bright Living Room with new finishes, Updated Kitchen with modern cabinets & fixtures, Full Basement (storage or additional living space), Fenced backyard – great for relaxing or entertaining Recent Updates: New flooring throughout, Fresh interior paint, Updated kitchen with modern finishes, Renovated bathroom with new vanity, New lighting and fixtures, Move-in ready condition Investment Highlights: Estimated rent: $1,250+ per month, Strong rental demand in Pontiac, Ideal for Section 8 or long-term tenants Location Benefits: Conveniently located near major roads including M-59, Telegraph, and I-75, with easy access to shopping, dining, and schools. Also asccepting VA term MOTIVATED SELLER!

Key facts

• 3,485 sq ft lot
• Built 1920
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 87 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $823 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

• It's been on market 118 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $52k; list at $119k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1920 — 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: 1.03% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (median comp): $123,873
• List price: $119,000
• Delta: -3.93%
• 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
27 Clarence St	0.02mi	3/1.0	992 (+3%)	9mo	$57,000	$57	87
141 Oliver St	0.37mi	3/1.0	964 (+0%)	6mo	$130,000	$135	77
474 N Saginaw St	0.36mi	3/1.0	933 (-3%)	2mo	$120,000	$129	77
79 Oliver St	0.26mi	3/1.5	975 (+1%)	10mo	$195,000	$200	76
129 Oliver St	0.35mi	3/1.0	920 (-4%)	2mo	$145,000	$158	74
217 Edison St	0.23mi	2/1.0 (-1)	900 (-6%)	2mo	$97,000	$108	72
76 Oliver St	0.25mi	3/1.0	1,043 (+8%)	9mo	$65,000	$62	67
223 Victory Dr	0.61mi	3/1.0	930 (-3%)	2mo	$95,000	$102	64
672 Linda Vista Dr	0.60mi	3/1.0	900 (-6%)	4mo	$113,000	$126	58
595 N Perry Street St	0.22mi	2/1.5 (-1)	1,066 (+11%)	9mo	$160,000	$150	57
119 Wolfe St	0.26mi	2/1.0 (-1)	1,088 (+13%)	9mo	$170,000	$156	54
618 Linda Vista Dr	0.68mi	3/1.0	1,066 (+11%)	1mo	$135,000	$127	50

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,721
• Equity at exit: $17,743

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $10,284
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$624
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $197

Break-even live

Break-even rent $973

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	43d	1	0.28mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	4d	1	0.43mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	0.53mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.57mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	43d	1	0.62mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	0.62mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	0.74mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	43d	1	0.83mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	17d	1	0.86mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	43d	1	1.05mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	43d	1	1.07mi
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	21d	1	1.07mi
97 S Jessie St Unit 2 Pontiac, MI	2.0	1.0	800	$1,120	$1.40	24d	1	1.10mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	12d	1	1.11mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	4d	1	1.16mi
51 S Francis St Unit 4 Pontiac, MI	2.0	1.0	850	$1,000	$1.18	43d	1	1.18mi
83 S Edith St Pontiac, MI	2.0	1.0	818	$1,450	$1.77	24d	1	1.25mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	43d	1	1.32mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	1.34mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.34mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	43d	1	1.34mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	43d	1	1.35mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	43d	1	1.35mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	21d	1	1.42mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	43d	1	1.42mi

Listing history 43 events

1. 2026-06-18
   days on market $119,000 Active 118 DOM
2. 2026-06-17
   days on market $119,000 Active 117 DOM
3. 2026-06-16
   days on market $119,000 Active 116 DOM
4. 2026-06-15
   days on market $119,000 Active 115 DOM
5. 2026-06-13
   days on market $119,000 Active 113 DOM
6. 2026-06-13
   days on market $119,000 Active 112 DOM
7. 2026-06-09
   days on market $119,000 Active 109 DOM
8. 2026-06-08
   days on market $119,000 Active 108 DOM
9. 2026-06-07
   days on market $119,000 Active 107 DOM
10. 2026-06-04
    days on market $119,000 Active 104 DOM
11. 2026-06-03
    days on market $119,000 Active 103 DOM
12. 2026-06-02
    days on market $119,000 Active 102 DOM
13. 2026-06-01
    days on market $119,000 Active 101 DOM
14. 2026-05-31
    days on market $119,000 Active 100 DOM
15. 2026-03-24
    price $119,000 1002-char remark

    Show marketing remark (1002 chars)

    Welcome to this beautifully fully renovated 3-bedroom, 1-bath home located in a convenient Pontiac neighborhood. This property is move-in ready and perfect for homeowners or investors looking for a turnkey rental. Property Features: 3 Spacious Bedrooms, 1 Updated Full Bathroom, Bright Living Room with new finishes, Updated Kitchen with modern cabinets & fixtures, Full Basement (storage or additional living space), Fenced backyard – great for relaxing or entertaining Recent Updates: New flooring throughout, Fresh interior paint, Updated kitchen with modern finishes, Renovated bathroom with new vanity, New lighting and fixtures, Move-in ready condition Investment Highlights: Estimated rent: $1,250+ per month, Strong rental demand in Pontiac, Ideal for Section 8 or long-term tenants Location Benefits: Conveniently located near major roads including M-59, Telegraph, and I-75, with easy access to shopping, dining, and schools. Also asccepting VA term MOTIVATED SELLER!

16. 2026-03-23
    price $119,000 989-char remark

    Show marketing remark (989 chars)

    Welcome to this beautifully fully renovated 3-bedroom, 1-bath home located in a convenient Pontiac neighborhood. This property is move-in ready and perfect for homeowners or investors looking for a turnkey rental. Property Features: 3 Spacious Bedrooms, 1 Updated Full Bathroom, Bright Living Room with new finishes, Updated Kitchen with modern cabinets & fixtures, Full Basement (storage or additional living space), Fenced backyard – great for relaxing or entertaining Recent Updates: New flooring throughout, Fresh interior paint, Updated kitchen with modern finishes, Renovated bathroom with new vanity, New lighting and fixtures, Move-in ready condition Investment Highlights: Estimated rent: $1,250+ per month, Strong rental demand in Pontiac, Ideal for Section 8 or long-term tenants Location Benefits: Conveniently located near major roads including M-59, Telegraph, and I-75, with easy access to shopping, dining, and schools. Also asccepting VA term MOTIVATED SELLER!

17. 2026-02-20
    listed $124,900 Active 989-char remark

    Show marketing remark (1002 chars)

    Welcome to this beautifully fully renovated 3-bedroom, 1-bath home located in a convenient Pontiac neighborhood. This property is move-in ready and perfect for homeowners or investors looking for a turnkey rental. Property Features: 3 Spacious Bedrooms, 1 Updated Full Bathroom, Bright Living Room with new finishes, Updated Kitchen with modern cabinets & fixtures, Full Basement (storage or additional living space), Fenced backyard – great for relaxing or entertaining Recent Updates: New flooring throughout, Fresh interior paint, Updated kitchen with modern finishes, Renovated bathroom with new vanity, New lighting and fixtures, Move-in ready condition Investment Highlights: Estimated rent: $1,250+ per month, Strong rental demand in Pontiac, Ideal for Section 8 or long-term tenants Location Benefits: Conveniently located near major roads including M-59, Telegraph, and I-75, with easy access to shopping, dining, and schools. Also asccepting VA term MOTIVATED SELLER!

18. 2026-02-20
    listed $124,900 Active 1002-char remark

    Show marketing remark (1002 chars)

    Welcome to this beautifully fully renovated 3-bedroom, 1-bath home located in a convenient Pontiac neighborhood. This property is move-in ready and perfect for homeowners or investors looking for a turnkey rental. Property Features: 3 Spacious Bedrooms, 1 Updated Full Bathroom, Bright Living Room with new finishes, Updated Kitchen with modern cabinets & fixtures, Full Basement (storage or additional living space), Fenced backyard – great for relaxing or entertaining Recent Updates: New flooring throughout, Fresh interior paint, Updated kitchen with modern finishes, Renovated bathroom with new vanity, New lighting and fixtures, Move-in ready condition Investment Highlights: Estimated rent: $1,250+ per month, Strong rental demand in Pontiac, Ideal for Section 8 or long-term tenants Location Benefits: Conveniently located near major roads including M-59, Telegraph, and I-75, with easy access to shopping, dining, and schools. Also asccepting VA term MOTIVATED SELLER!

19. 2026-02-06
    historical
20. 2025-11-16
    historical $1,250
21. 2025-11-12
    listed $132,000 Active
22. 2025-11-12
    listed $132,000 Active
23. 2025-08-21
    listed $1,250
24. 2023-08-22
    historical
25. 2023-08-22
    historical
26. 2023-06-07
    status Active
27. 2023-06-07
    status Active
28. 2023-06-07
    status Pending
29. 2023-06-07
    status Pending
30. 2023-04-12
    listed $75,000 Active
31. 2023-04-12
    listed $75,000 Active
32. 2022-02-14
    soldstatus $52,000
33. 2019-12-17
    historical
34. 2019-12-12
    soldstatus $35,000 Sold
35. 2019-12-12
    soldstatus $35,000 Closed
36. 2019-11-13
    status Pending
37. 2019-11-13
    status Pending
38. 2019-11-11
    listed $35,000 Active
39. 2019-11-11
    listed $35,000 Active
40. 2006-06-06
    historical
41. 2006-05-16
    listed $32,000
42. 2006-05-11
    soldstatus $22,500
43. 2006-04-18
    listed $29,900

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: +$345/yr (+$29/mo · 30.2%)

ⓘ 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: $14,678
• − Mortgage interest: −$6,666
• − Property taxes: −$1,142
• − Insurance: −$595
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,462
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,258/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

+298.0% since first listed

29 events — show timeline

• 2026-03-24 Price Changed $119,000 MiRealSource-MiMLS
• 2026-03-23 Price Changed $119,000 REALCOMP
• 2026-02-20 Listed $124,900 REALCOMP
• 2026-02-20 Listed $124,900 MiRealSource-MiMLS
• 2026-02-06 Listing Removed — MiRealSource-MiMLS
• 2025-11-16 Rental Removed $1,250 APPFOLIO
• 2025-11-12 Listed $132,000 REALCOMP
• 2025-11-12 Listed $132,000 MiRealSource-MiMLS
• 2025-08-21 Listed for Rent $1,250 APPFOLIO
• 2023-08-22 Listing Removed — MiRealSource-MiMLS
• 2023-08-22 Listing Removed — REALCOMP
• 2023-06-07 Relisted — MiRealSource-MiMLS
• 2023-06-07 Relisted — REALCOMP
• 2023-06-07 Pending — MiRealSource-MiMLS
• 2023-06-07 Pending — REALCOMP
• 2023-04-12 Listed $75,000 MiRealSource-MiMLS
• 2023-04-12 Listed $75,000 REALCOMP
• 2022-02-14 Sold (Public Records) $52,000 Public Records
• 2019-12-17 Listing Removed — MiRealSource-MiMLS
• 2019-12-12 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2019-12-12 Sold (MLS) $35,000 REALCOMP
• 2019-11-13 Pending — MiRealSource-MiMLS
• 2019-11-13 Pending — REALCOMP
• 2019-11-11 Listed $35,000 MiRealSource-MiMLS
• 2019-11-11 Listed $35,000 REALCOMP
• 2006-06-06 Listing Removed — REALCOMP
• 2006-05-16 Listed $32,000 REALCOMP
• 2006-05-11 Sold (MLS) $22,500 REALCOMP
• 2006-04-18 Listed $29,900 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $1,142 · -6.3% YoY. Source: county tax records.