460 Nebraska Avenue Ave · Pontiac, MI 48341

$85,000

3 bd · 1.0 ba · 665 sqft · SingleFamily public records · 33 Days on market

Built 1958 10,454 sqft lot $128/sqft · 16% below area Est $95k · 11% 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 +30.0/30.0
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor special. 2 bedroom 1 bath home. Close to shopping and expressways. Home is ready for move in or to rent.

Key facts

• Close to expressways
• Ready for move in
• Ready to rent

Tags

• CLOSE TO SHOPPING
• CLOSE TO EXPRESSWAYS
• READY FOR MOVE IN
• READY TO RENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.24 acres (dimensions 100.82 x 105 x 98.72 x 105)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 5.4% 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, crime F, amenities 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.
• Zoned schools: Whitman Elementary School (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 601 students, 81% FRL); Pontiac Middle School (math 8% / reading 23%, grade F, #450 of 493 statewide, top 91%, 729 students, 81% FRL); Pontiac High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 935 students, 75% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 ($51k/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 $588 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 + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y 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 $1; list at $85k implies a 8499900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.63% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $95,263
• List price: $85,000
• Delta: -10.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 South Blvd W	0.14mi	2/1.0 (-1)	709 (+7%)	0mo	$95,000	$134	77
460 Nevada Ave	0.04mi	2/1.0 (-1)	737 (+11%)	3mo	$100,000	$136	73
587 Nevada Ave	0.22mi	2/1.0 (-1)	714 (+7%)	5mo	$81,600	$114	68
550 Nevada Ave	0.17mi	2/1.0 (-1)	632 (-5%)	15mo	$133,500	$211	66
604 Montana Ave	0.28mi	2/1.0 (-1)	709 (+7%)	11mo	$109,900	$155	62
482 Nevada Ave	0.06mi	2/1.0 (-1)	729 (+10%)	24mo	$110,000	$151	56
301 Hughes Ave	0.33mi	2/1.0 (-1)	731 (+10%)	22mo	$60,000	$82	45
293 Rapid St	0.58mi	2/1.0 (-1)	752 (+13%)	19mo	$29,000	$39	31
301 Rockwell Ave	0.52mi	2/1.5 (-1)	762 (+15%)	19mo	$47,000	$62	28

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $18,863
• Equity at exit: $12,674

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $58,499
• Equity at exit: $7,349

Cash invested: $23,800 (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 48341

• Active inventory: 100
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$446
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $512

Break-even live

Break-even rent $736

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $560	-5% $536	+0% $512	+5% $488	+10% $464
Rent	-10% $403	-5% $457	+0% $512	+5% $567	+10% $622
Rate	-1.0pp $555	-0.5pp $534	base $512	+0.5pp $490	+1.0pp $468

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Nebraska Ave Pontiac, MI	2.0	1.0	665	$1,050	$1.58	46d	1	0.02mi
305 South Blvd W Pontiac, MI	2.0	1.0	709	$1,400	$1.97	1d	1	0.16mi
2083 S Telegraph Rd Bloomfield Twp, MI	1.0–2.0	1.0–2.0	938	$2,338	$2.49	0d	23	0.65mi
900 Martin Luther King Jr Blvd S Pontiac, MI	1.0–2.0	1.0	800	$1,065	$1.33	7d	1	0.84mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	46d	1	1.45mi

Listing history 50 events

1. 2026-06-13
   statusdays on market $85,000 Pending 33 DOM
2. 2026-06-09
   days on market $85,000 Active 32 DOM
3. 2026-06-08
   days on market $85,000 Active 31 DOM
4. 2026-06-07
   days on market $85,000 Active 30 DOM
5. 2026-06-04
   days on market $85,000 Active 27 DOM
6. 2026-06-03
   days on market $85,000 Active 26 DOM
7. 2026-06-02
   days on market $85,000 Active 25 DOM
8. 2026-06-01
   days on market $85,000 Active 24 DOM
9. 2026-05-31
   days on market $85,000 Active 23 DOM
10. 2026-05-13
    status Active 113-char remark
11. 2026-05-12
    historical 113-char remark
12. 2026-05-07
    listed $85,000 Active 113-char remark

    Show marketing remark (113 chars)

    Investor special. 2 bedroom 1 bath home. Close to shopping and expressways. Home is ready for move in or to rent.

13. 2026-05-07
    listed $85,000 Active 113-char remark

    Show marketing remark (113 chars)

    Investor special. 2 bedroom 1 bath home. Close to shopping and expressways. Home is ready for move in or to rent.

14. 2026-03-19
    listed $1,050
15. 2026-03-07
    historical $1,050
16. 2026-02-06
    listed $1,050
17. 2022-02-18
    price $875
18. 2022-01-30
    historical
19. 2022-01-29
    historical
20. 2022-01-05
    price $58,000
21. 2022-01-04
    price $58,000
22. 2021-12-15
    price $62,500
23. 2021-12-14
    price $62,500
24. 2021-10-19
    listed $69,000 Active
25. 2021-10-19
    listed $69,000 Active
26. 2018-02-01
    historical
27. 2018-01-08
    status Active
28. 2017-12-29
    status Pending
29. 2017-05-19
    listed $42,000 Active
30. 2015-12-16
    soldstatus $1 Sold
31. 2015-12-16
    soldstatus $1
32. 2015-10-31
    historical
33. 2015-10-29
    listed $23,000 Active
34. 2015-10-29
    listed $23,000
35. 2007-07-31
    historical
36. 2007-06-29
    historical
37. 2007-01-18
    historical
38. 2007-01-12
    listed $57,900
39. 2007-01-12
    listed $57,900
40. 2007-01-12
    historical
41. 2006-07-18
    listed $57,900
42. 2006-07-18
    listed $57,900
43. 2004-04-08
    soldstatus $40,000
44. 2004-02-16
    soldstatus $40,000
45. 2004-01-05
    listed $54,460
46. 2003-11-11
    historical
47. 2003-09-11
    listed $54,460
48. 2003-09-10
    historical
49. 2003-07-14
    listed $54,460
50. 2003-07-02
    historical

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$51/yr (+$4/mo · 4.2%)

ⓘ 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: $16,617
• − Mortgage interest: −$4,761
• − Property taxes: −$1,208
• − Insurance: −$425
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$2,473
• Taxable income: $5,092
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,924/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): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 833.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 57% White 22% Hispanic / Latino 12% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 1% Swiss 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -204.11%
• Current HPI: 257.8941
• Rent YoY: —
• 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

-79.0% since first listed

47 events — show timeline

• 2026-06-11 Rental Removed $1,050 APPFOLIO
• 2026-06-10 Pending — REALCOMP
• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-12 Listing Removed — REALCOMP
• 2026-05-07 Listed $85,000 MiRealSource-MiMLS
• 2026-05-07 Listed $85,000 REALCOMP
• 2026-03-19 Listed for Rent $1,050 APPFOLIO
• 2026-03-07 Rental Removed $1,050 APPFOLIO
• 2026-02-06 Listed for Rent $1,050 APPFOLIO
• 2022-02-18 Price Changed $875 RENT.
• 2022-01-30 Listing Removed — REALCOMP
• 2022-01-29 Listing Removed — MiRealSource-MiMLS
• 2022-01-05 Price Changed $58,000 MiRealSource-MiMLS
• 2022-01-04 Price Changed $58,000 REALCOMP
• 2021-12-15 Price Changed $62,500 MiRealSource-MiMLS
• 2021-12-14 Price Changed $62,500 REALCOMP
• 2021-10-19 Listed $69,000 MiRealSource-MiMLS
• 2021-10-19 Listed $69,000 REALCOMP
• 2018-02-01 Listing Removed — REALCOMP
• 2018-01-08 Relisted — REALCOMP
• 2017-12-29 Pending — REALCOMP
• 2017-05-19 Listed $42,000 REALCOMP
• 2015-12-16 Sold (MLS) $1 MiRealSource-MiMLS
• 2015-12-16 Sold (MLS) $1 REALCOMP
• 2015-10-31 Listing Removed — REALCOMP
• 2015-10-29 Listed $23,000 REALCOMP
• 2015-10-29 Listed $23,000 MiRealSource-MiMLS
• 2007-07-31 Listing Removed — MiRealSource-MiMLS
• 2007-06-29 Listing Removed — REALCOMP
• 2007-01-18 Listing Removed — MiRealSource-MiMLS
• 2007-01-12 Listing Removed — REALCOMP
• 2007-01-12 Listed $57,900 REALCOMP
• 2007-01-12 Listed $57,900 MiRealSource-MiMLS
• 2006-07-18 Listed $57,900 REALCOMP
• 2006-07-18 Listed $57,900 MiRealSource-MiMLS
• 2004-04-08 Sold (Public Records) $40,000 Public Records
• 2004-02-16 Sold (MLS) $40,000 REALCOMP
• 2004-01-05 Listed $54,460 REALCOMP
• 2003-11-11 Listing Removed — REALCOMP
• 2003-09-11 Listed $54,460 REALCOMP
• 2003-09-10 Listing Removed — REALCOMP
• 2003-07-14 Listed $54,460 REALCOMP
• 2003-07-02 Listing Removed — REALCOMP
• 2003-04-03 Listed $54,460 REALCOMP
• 1990-07-26 Sold (Public Records) $5,000 Public Records
• 1990-07-19 Sold (Public Records) $5,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,208 · +2.7% YoY. Source: county tax records.