635 E Tennyson Ave · Pontiac, MI 48340

$139,000

3 bd · 1.0 ba · 1,403 sqft · SingleFamily public records · 3 Days on market

Built 1930 5,227 sqft lot $99/sqft · at area comps Est $141k · 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +8.0/15.0
• 1% rule +5.2/10.0
• 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

Investor Alert & First-Time Buyer Opportunity "“ Sweat Equity Gem at 635 E Tennyson Avenue, Pontiac, MI 48340 Calling all hands-on investors and ambitious first-time homeowners ready to roll up your sleeves "“ this cozy 3-bedroom, 1-bath bungalow is your ticket to building instant equity in a solid, up-and-coming Pontiac neighborhood! At a compact 800 square feet, this classic 1930s charmer delivers tremendous potential with a functional layout, good bones, and plenty of room to personalize every inch. Whether you're flipping for profit or crafting your dream starter home, a little cosmetic TLC "“ like updating the kitchen and bath, adding fresh paint and flooring "“ will unlock serious value and make this place shine. The attached 1-car garage is a huge bonus and comes with an extra room that's perfect for a home workshop, man cave, she-shed, entertainment space, or creative studio "“ extra square footage that adds real versatility and appeal. Location is a standout for both living and investing. You're just a quick hop to Great Lakes Crossing Outlets, about 5 miles or under 10 minutes away, where you'll find premier shopping, dining, LEGOLAND Discovery Center, and endless entertainment. Everyday essentials and local shopping are right nearby, while easy access to I-75 and M-59 puts Auburn Hills, Troy, Detroit, and beyond within a fast commute. Nearby parks like Galloway Lake Park, Jaycee Park, and Pontiac Oaks County Park bring green space, trails, playgrounds, and outdoor fun close to home. Pontiac schools, including Owen Elementary and other district options, are conveniently nearby for families or to attract strong tenant renters. This move-in-ready canvas in a connected, revitalizing area is priced for action "“ perfect for house-hacking, long-term hold, or a quick value-add project. With Pontiac's ongoing growth and prime proximity to jobs and amenities, the upside here is huge. Don't let this opportunity slip away "

Key facts

• Home workshop
• Attached garage
• Extra room

Tags

• COZY BUNGALOW
• FUNCTIONAL LAYOUT
• ATTACHED GARAGE
• EXTRA ROOM
• HOME WORKSHOP
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Cap rate 8.8% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 36% 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 $961 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 21y 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 $115k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,000

Questions for the listing agent

1. Built in 1930 — 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: 1.02% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

• ARV (median comp): $140,558
• List price: $139,000
• Delta: -1.11%
• 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
635 E Tennyson Ave	0.00mi	3/1.0	1,460 (+4%)	0mo	$135,000	$92	93
715 E Tennyson Ave	0.15mi	2/1.0 (-1)	1,364 (-3%)	1mo	$188,000	$138	82
595 E Tennyson Ave	0.07mi	3/1.0	1,552 (+11%)	4mo	$180,000	$116	76
630 Peacock Ave	0.48mi	3/1.5	1,411 (+1%)	2mo	$171,500	$122	73
691 3rd Ave	0.28mi	4/1.0 (+1)	1,323 (-6%)	2mo	$122,500	$93	70
683 Clara Ave	0.43mi	2/1.0 (-1)	1,386 (-1%)	8mo	$138,660	$100	66
755 Scottwood St	0.57mi	3/1.0	1,450 (+3%)	6mo	$145,000	$100	62
790 Parkwood Ave	0.50mi	3/1.0	1,305 (-7%)	6mo	$125,000	$96	60
731 1st Ave	0.22mi	3/1.5	1,604 (+14%)	7mo	$175,000	$109	58
720 E Columbia Ave	0.39mi	3/2.0	1,565 (+12%)	6mo	$111,500	$71	53
852 Melrose St	0.61mi	3/2.0	1,569 (+12%)	1mo	$214,000	$136	47
577 Peacock Ave	0.52mi	2/1.0 (-1)	1,226 (-13%)	4mo	$136,900	$112	46

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,461
• Equity at exit: $20,725

10-year hold

• IRR: 10.3%
• Equity multiple: 1.85×
• Total profit: $33,151
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$729
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $292

Break-even live

Break-even rent $1,052

Max offer price $139,000

Occupancy floor 74%

Sensitivity live

Price	-10% $371	-5% $331	+0% $292	+5% $253	+10% $213
Rent	-10% $180	-5% $236	+0% $292	+5% $348	+10% $404
Rate	-1.0pp $362	-0.5pp $327	base $292	+0.5pp $256	+1.0pp $219

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.11mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.19mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	0.50mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	13d	1	0.60mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	0.76mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	0.85mi
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	20d	1	0.90mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	0.93mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	0d	3	0.97mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	1.02mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.18mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	1.19mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	1.23mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.26mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	1.26mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	0d	3	1.40mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	1.42mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	1.42mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	25d	1	1.46mi

Listing history 29 events

1. 2026-05-18
   listed $139,000 Active 2034-char remark

   Show marketing remark (2112 chars)

   Investor Alert & First-Time Buyer Opportunity "“ Sweat Equity Gem at 635 E Tennyson Avenue, Pontiac, MI 48340 Calling all hands-on investors and ambitious first-time homeowners ready to roll up your sleeves "“ this cozy 3-bedroom, 1-bath bungalow is your ticket to building instant equity in a solid, up-and-coming Pontiac neighborhood! At a compact 800 square feet, this classic 1930s charmer delivers tremendous potential with a functional layout, good bones, and plenty of room to personalize every inch. Whether you're flipping for profit or crafting your dream starter home, a little cosmetic TLC "“ like updating the kitchen and bath, adding fresh paint and flooring "“ will unlock serious value and make this place shine. The attached 1-car garage is a huge bonus and comes with an extra room that's perfect for a home workshop, man cave, she-shed, entertainment space, or creative studio "“ extra square footage that adds real versatility and appeal. Location is a standout for both living and investing. You're just a quick hop to Great Lakes Crossing Outlets, about 5 miles or under 10 minutes away, where you'll find premier shopping, dining, LEGOLAND Discovery Center, and endless entertainment. Everyday essentials and local shopping are right nearby, while easy access to I-75 and M-59 puts Auburn Hills, Troy, Detroit, and beyond within a fast commute. Nearby parks like Galloway Lake Park, Jaycee Park, and Pontiac Oaks County Park bring green space, trails, playgrounds, and outdoor fun close to home. Pontiac schools, including Owen Elementary and other district options, are conveniently nearby for families or to attract strong tenant renters. This move-in-ready canvas in a connected, revitalizing area is priced for action "“ perfect for house-hacking, long-term hold, or a quick value-add project. With Pontiac's ongoing growth and prime proximity to jobs and amenities, the upside here is huge. Don't let this opportunity slip away "

2. 2026-05-18
   listed $139,000 Active 2112-char remark

   Show marketing remark (2112 chars)

   Investor Alert & First-Time Buyer Opportunity "“ Sweat Equity Gem at 635 E Tennyson Avenue, Pontiac, MI 48340 Calling all hands-on investors and ambitious first-time homeowners ready to roll up your sleeves "“ this cozy 3-bedroom, 1-bath bungalow is your ticket to building instant equity in a solid, up-and-coming Pontiac neighborhood! At a compact 800 square feet, this classic 1930s charmer delivers tremendous potential with a functional layout, good bones, and plenty of room to personalize every inch. Whether you're flipping for profit or crafting your dream starter home, a little cosmetic TLC "“ like updating the kitchen and bath, adding fresh paint and flooring "“ will unlock serious value and make this place shine. The attached 1-car garage is a huge bonus and comes with an extra room that's perfect for a home workshop, man cave, she-shed, entertainment space, or creative studio "“ extra square footage that adds real versatility and appeal. Location is a standout for both living and investing. You're just a quick hop to Great Lakes Crossing Outlets, about 5 miles or under 10 minutes away, where you'll find premier shopping, dining, LEGOLAND Discovery Center, and endless entertainment. Everyday essentials and local shopping are right nearby, while easy access to I-75 and M-59 puts Auburn Hills, Troy, Detroit, and beyond within a fast commute. Nearby parks like Galloway Lake Park, Jaycee Park, and Pontiac Oaks County Park bring green space, trails, playgrounds, and outdoor fun close to home. Pontiac schools, including Owen Elementary and other district options, are conveniently nearby for families or to attract strong tenant renters. This move-in-ready canvas in a connected, revitalizing area is priced for action "“ perfect for house-hacking, long-term hold, or a quick value-add project. With Pontiac's ongoing growth and prime proximity to jobs and amenities, the upside here is huge. Don't let this opportunity slip away "

3. 2026-05-11
   historical
4. 2026-05-11
   historical
5. 2026-05-01
   price $139,000
6. 2026-04-30
   price $139,000
7. 2026-03-13
   listed $139,900 Active
8. 2026-03-13
   listed $139,900 Active
9. 2026-03-11
   historical
10. 2026-03-10
    historical
11. 2026-03-10
    historical
12. 2026-03-06
    price $139,900
13. 2026-03-05
    price $139,900
14. 2026-02-06
    listed $149,000 Active
15. 2026-02-06
    listed $149,000 Active
16. 2026-02-03
    historical
17. 2025-02-12
    historical
18. 2025-02-03
    listed $99,900
19. 2025-02-03
    historical
20. 2025-02-03
    historical
21. 2025-02-03
    listed $99,900
22. 2025-02-03
    historical
23. 2005-06-10
    soldstatus $115,000
24. 2005-05-16
    soldstatus $115,000
25. 2005-03-08
    listed $114,900
26. 2001-05-21
    soldstatus $94,500
27. 1997-08-29
    soldstatus $71,000
28. 1991-10-01
    soldstatus $22,169
29. 1974-09-14
    soldstatus $20,900

ⓘ 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: $534 · $45/mo
• Projected year-2 tax: $1,338 · $111/mo
• Expected delta: +$803/yr (+$67/mo · 150.3%)

ⓘ 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: $17,065
• − Mortgage interest: −$7,786
• − Property taxes: −$534
• − Insurance: −$695
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,044
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $3,199/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

+565.1% since first listed

29 events — show timeline

• 2026-05-18 Listed $139,000 REALCOMP
• 2026-05-18 Listed $139,000 MiRealSource-MiMLS
• 2026-05-11 Listing Removed — REALCOMP
• 2026-05-11 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Price Changed $139,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $139,000 REALCOMP
• 2026-03-13 Listed $139,900 MiRealSource-MiMLS
• 2026-03-13 Listed $139,900 REALCOMP
• 2026-03-11 Coming Soon — MiRealSource-MiMLS
• 2026-03-10 Listing Removed — MiRealSource-MiMLS
• 2026-03-10 Listing Removed — REALCOMP
• 2026-03-06 Price Changed $139,900 MiRealSource-MiMLS
• 2026-03-05 Price Changed $139,900 REALCOMP
• 2026-02-06 Listed $149,000 REALCOMP
• 2026-02-06 Listed $149,000 MiRealSource-MiMLS
• 2026-02-03 Coming Soon — MiRealSource-MiMLS
• 2025-02-12 Listing Removed — REALCOMP
• 2025-02-03 Listing Removed — MiRealSource-MiMLS
• 2025-02-03 Listed $99,900 MiRealSource-MiMLS
• 2025-02-03 Listing Removed — MiRealSource-MiMLS
• 2025-02-03 Listing Removed — REALCOMP
• 2025-02-03 Listed $99,900 REALCOMP
• 2005-06-10 Sold (Public Records) $115,000 Public Records
• 2005-05-16 Sold (MLS) $115,000 REALCOMP
• 2005-03-08 Listed $114,900 REALCOMP
• 2001-05-21 Sold (Public Records) $94,500 Public Records
• 1997-08-29 Sold (Public Records) $71,000 Public Records
• 1991-10-01 Sold (Public Records) $22,169 Public Records
• 1974-09-14 Sold (Public Records) $20,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $534 · -13.3% YoY. Source: county tax records.