647 E Mansfield Ave · Pontiac, MI 48340

$115,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 111 Days on market

Built 1950 5,227 sqft lot $153/sqft · 15% below area Est $136k · 15% under

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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 +26.6/30.0
• ARV discount +14.4/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• 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

six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E Princeton Pontiac, property is worth anywhere from $140,000-$160,000 monthly rent is $945 and the yearly taxes are $1200 6. ? 647 E. Mansfield Pontiac, properties worth anywhere from $110,000-$130,000 monthly rent is $1000 and the yearly taxes are $730 possible airbnb investment property with tremendous upside also flip opportunity 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E P

Key facts

• 5,227 sq ft lot
• Built 1950
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 32% 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 $795 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 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 $75k; list at $115k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $135,811
• List price: $115,000
• Delta: -15.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Wesbrook St	0.19mi	2/1.0	744 (-1%)	3mo	$155,000	$208	87
757 E Tennyson Ave	0.22mi	2/1.0	731 (-2%)	12mo	$145,000	$198	76
638 Raskob St	0.35mi	2/1.0	809 (+8%)	2mo	$104,000	$129	68
635 Wesbrook St	0.17mi	3/1.0 (+1)	842 (+12%)	2mo	$135,000	$160	64
801 Robinwood St	0.50mi	2/1.0	768 (+2%)	12mo	$62,000	$81	63
940 Cameron Ave	0.65mi	3/1.0 (+1)	744 (-1%)	5mo	$85,000	$114	59
719 E Tennyson Ave	0.15mi	3/1.0 (+1)	844 (+12%)	14mo	$135,000	$160	55
973 Kettering Ave	0.72mi	2/1.0	796 (+6%)	6mo	$97,500	$122	51
755 Robinwood St	0.55mi	2/1.0	686 (-8%)	11mo	$84,000	$122	51
785 Kenilworth Ave	0.65mi	2/1.5	799 (+6%)	8mo	$87,500	$110	50
680 S Stirling St	0.71mi	2/1.0	816 (+9%)	11mo	$109,000	$134	43
431 1st Ave	0.46mi	2/1.0	854 (+14%)	17mo	$114,000	$133	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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-303
• Equity at exit: $17,147

10-year hold

• IRR: 11.1%
• Equity multiple: 1.93×
• Total profit: $30,097
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $252

Break-even live

Break-even rent $968

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $317	-5% $285	+0% $252	+5% $219	+10% $187
Rent	-10% $150	-5% $201	+0% $252	+5% $303	+10% $354
Rate	-1.0pp $310	-0.5pp $281	base $252	+0.5pp $222	+1.0pp $192

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	0.08mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.23mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$974	$1.17	44d	1	0.42mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	13d	1	0.52mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	0.69mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	0.86mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	2d	3	1.01mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	1.07mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.17mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	1.18mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	1.19mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.19mi
505 Old Oak Ct Unit 507 Pontiac, MI	1.0	1.0	770	$1,049	$1.36	44d	1	1.22mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	1.22mi
20 Frank St Pontiac, MI	1.0	1.0	995	$800	$0.80	18d	1	1.26mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	44d	1	1.39mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	2d	3	1.40mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	24d	1	1.44mi
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	22d	1	1.46mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	1.47mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 111 DOM
2. 2026-06-17
   days on market $115,000 Active 110 DOM
3. 2026-06-16
   days on market $115,000 Active 109 DOM
4. 2026-06-15
   days on market $115,000 Active 108 DOM
5. 2026-06-13
   days on market $115,000 Active 106 DOM
6. 2026-06-13
   days on market $115,000 Active 105 DOM
7. 2026-06-09
   days on market $115,000 Active 102 DOM
8. 2026-06-08
   days on market $115,000 Active 101 DOM
9. 2026-06-07
   days on market $115,000 Active 100 DOM
10. 2026-06-04
    days on market $115,000 Active 97 DOM
11. 2026-06-03
    days on market $115,000 Active 96 DOM
12. 2026-06-02
    days on market $115,000 Active 95 DOM
13. 2026-06-01
    days on market $115,000 Active 94 DOM
14. 2026-05-31
    days on market $115,000 Active 93 DOM
15. 2026-02-27
    listed $115,000 Active 2048-char remark

    Show marketing remark (2040 chars)

    six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E Princeton Pontiac, property is worth anywhere from $140,000-$160,000 monthly rent is $945 and the yearly taxes are $1200 6. ? 647 E. Mansfield Pontiac, properties worth anywhere from $110,000-$130,000 monthly rent is $1000 and the yearly taxes are $730 possible airbnb investment property with tremendous upside also flip opportunity 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E P

16. 2026-02-27
    listed $115,000 Active 2040-char remark

    Show marketing remark (2040 chars)

    six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810six properties in Pontiac that are being sold as a package or can be bought individually. There is plenty of upside to increase rents. Right now they are all way below market value. These properties are currently tenant occupied. There will be no showing until there is an accepted offer. 1. 643 E. Mansfield Pontiac, Michigan. property is worth anywhere from $125,000-$140,000. Monthly rent is $750 and the yearly taxes are $900 2. ? 18 S. Eastway Pontiac, Michigan property is worth anywhere from $170,000 to $185,000 monthly rent is $750 and the year taxes are $810 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E Princeton Pontiac, property is worth anywhere from $140,000-$160,000 monthly rent is $945 and the yearly taxes are $1200 6. ? 647 E. Mansfield Pontiac, properties worth anywhere from $110,000-$130,000 monthly rent is $1000 and the yearly taxes are $730 possible airbnb investment property with tremendous upside also flip opportunity 3. ? 29 W. Rutgers Pontiac, Michigan property is worth anywhere from $150,000-$170,000 monthly rent is $900 and the yearly taxes are. $1230 4. ? 82 Earlmoor Blvd. , Pontiac, properties worth anywhere from $130,000-$150,000 monthly rent is $700 and the yearly taxes are $790 5. ?300 E P

17. 2000-10-11
    soldstatus $75,000
18. 2000-09-14
    soldstatus $75,000
19. 2000-08-12
    historical
20. 2000-06-19
    listed $77,900

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,234 · $103/mo
• Expected delta: +$537/yr (+$45/mo · 77.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $15,443
• − Mortgage interest: −$6,442
• − Property taxes: −$698
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,345
• Taxable income: $1,246
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,725/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

+47.6% since first listed

6 events — show timeline

• 2026-02-27 Listed $115,000 MiRealSource-MiMLS
• 2026-02-27 Listed $115,000 REALCOMP
• 2000-10-11 Sold (Public Records) $75,000 Public Records
• 2000-09-14 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2000-08-12 Listing Removed — MiRealSource-MiMLS
• 2000-06-19 Listed $77,900 MiRealSource-MiMLS

Property tax history

-0.9%/yr

Latest (2025): $698 · -9.5% YoY. Source: county tax records.