37 E Brooklyn Ave · Pontiac, MI 48340

$119,900

2 bd · 1.0 ba · 818 sqft · SingleFamily public records · 64 Days on market

Built 1956 6,534 sqft lot $147/sqft · 8% below area Est $131k · 8% 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 +22.7/30.0
• ARV discount +11.3/15.0
• DSCR +7.3/10.0
• 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

Location, location, location! Welcome to this charming and affordable home offering comfort, convenience, and excellent investment potential. This small, easy-to-maintain property is ideally situated just minutes from Great Lakes Crossing Outlets and conveniently located near Baldwin Ave and Walton Blvd, providing quick access to shopping, dining, and everyday amenities. The home comes with included appliances and features a recently installed water tank, adding peace of mind for the next owner. Whether you're a first-time buyer or investor, this property is a great opportunity in a growing area.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1956

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 31% 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 $829 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 64 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $28k; list at $120k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 1.02% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $130,827
• List price: $119,900
• Delta: -8.35%
• 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
64 W Colgate Ave	0.26mi	2/1.0	804 (-2%)	3mo	$55,000	$68	83
8304 Arlis St	0.20mi	3/1.0 (+1)	840 (+3%)	3mo	$183,900	$219	79
74 E Colgate Ave	0.22mi	2/1.0	753 (-8%)	1mo	$105,000	$139	76
18 E Hopkins Ave	0.51mi	3/1.0 (+1)	815 (-0%)	6mo	$115,000	$141	66
104 W Brooklyn Ave	0.27mi	3/1.0 (+1)	762 (-7%)	7mo	$100,000	$131	65
224 W Princeton Ave	0.64mi	2/1.0	874 (+7%)	2mo	$75,000	$86	57
200 W Chicago Ave	0.45mi	3/1.0 (+1)	880 (+8%)	8mo	$140,000	$159	55
375 E Sheffield Ave	0.72mi	2/1.0	768 (-6%)	7mo	$95,000	$124	50
205 W Sheffield Ave	0.59mi	2/1.0	733 (-10%)	9mo	$85,000	$116	48
133 W New York Ave	0.36mi	3/1.0 (+1)	936 (+14%)	10mo	$161,000	$172	46
192 W Hopkins Ave	0.64mi	2/1.0	900 (+10%)	10mo	$180,000	$200	45
217 W Yale Ave	0.73mi	2/1.0	742 (-9%)	12mo	$115,000	$155	40

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,704
• Equity at exit: $17,877

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $14,839
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $150

Break-even live

Break-even rent $1,034

Max offer price $119,900

Occupancy floor 83%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	20d	1	0.56mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	44d	39	0.93mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	1.08mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	1.08mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	1.11mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	44d	1	1.31mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	44d	1	1.32mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	44d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $119,900 Active 64 DOM
2. 2026-06-17
   days on market $119,900 Active 63 DOM
3. 2026-06-16
   days on market $119,900 Active 62 DOM
4. 2026-06-15
   days on market $119,900 Active 61 DOM
5. 2026-06-13
   days on market $119,900 Active 59 DOM
6. 2026-06-13
   days on market $119,900 Active 58 DOM
7. 2026-06-09
   days on market $119,900 Active 55 DOM
8. 2026-06-08
   days on market $119,900 Active 54 DOM
9. 2026-06-07
   days on market $119,900 Active 53 DOM
10. 2026-06-04
    days on market $119,900 Active 50 DOM
11. 2026-06-03
    days on market $119,900 Active 49 DOM
12. 2026-06-02
    days on market $119,900 Active 48 DOM
13. 2026-06-01
    days on market $119,900 Active 47 DOM
14. 2026-05-31
    days on market $119,900 Active 46 DOM
15. 2026-05-06
    price $119,999 603-char remark

    Show marketing remark (603 chars)

    Location, location, location! Welcome to this charming and affordable home offering comfort, convenience, and excellent investment potential. This small, easy-to-maintain property is ideally situated just minutes from Great Lakes Crossing Outlets and conveniently located near Baldwin Ave and Walton Blvd, providing quick access to shopping, dining, and everyday amenities. The home comes with included appliances and features a recently installed water tank, adding peace of mind for the next owner. Whether you're a first-time buyer or investor, this property is a great opportunity in a growing area.

16. 2026-05-05
    price $119,999 609-char remark

    Show marketing remark (609 chars)

    Location, location, location! Welcome to this charming and affordable home offering comfort, convenience, and excellent investment potential. This small, easy-to-maintain property is ideally situated just minutes from Great Lakes Crossing Outlets and conveniently located near Baldwin Ave and Walton Blvd, providing quick access to shopping, dining, and everyday amenities. The home comes with included appliances and features a recently installed water tank, adding peace of mind for the next owner. Whether you’re a first-time buyer or investor, this property is a great opportunity in a growing area.

17. 2026-04-16
    listed $124,900 Active 603-char remark

    Show marketing remark (609 chars)

    Location, location, location! Welcome to this charming and affordable home offering comfort, convenience, and excellent investment potential. This small, easy-to-maintain property is ideally situated just minutes from Great Lakes Crossing Outlets and conveniently located near Baldwin Ave and Walton Blvd, providing quick access to shopping, dining, and everyday amenities. The home comes with included appliances and features a recently installed water tank, adding peace of mind for the next owner. Whether you’re a first-time buyer or investor, this property is a great opportunity in a growing area.

18. 2026-04-16
    listed $124,900 Active 609-char remark

    Show marketing remark (609 chars)

    Location, location, location! Welcome to this charming and affordable home offering comfort, convenience, and excellent investment potential. This small, easy-to-maintain property is ideally situated just minutes from Great Lakes Crossing Outlets and conveniently located near Baldwin Ave and Walton Blvd, providing quick access to shopping, dining, and everyday amenities. The home comes with included appliances and features a recently installed water tank, adding peace of mind for the next owner. Whether you’re a first-time buyer or investor, this property is a great opportunity in a growing area.

19. 2026-04-14
    historical $124,900 603-char remark

    Show marketing remark (603 chars)

    Location, location, location! Welcome to this charming and affordable home offering comfort, convenience, and excellent investment potential. This small, easy-to-maintain property is ideally situated just minutes from Great Lakes Crossing Outlets and conveniently located near Baldwin Ave and Walton Blvd, providing quick access to shopping, dining, and everyday amenities. The home comes with included appliances and features a recently installed water tank, adding peace of mind for the next owner. Whether you're a first-time buyer or investor, this property is a great opportunity in a growing area.

20. 2026-03-30
    historical
21. 2026-03-30
    historical
22. 2026-02-21
    listed $125,000 Active
23. 2026-02-21
    listed $125,000 Active
24. 2026-02-19
    historical
25. 2012-08-28
    soldstatus $27,500
26. 2012-08-28
    soldstatus $27,500
27. 2012-08-02
    historical
28. 2012-06-27
    listed $27,500
29. 2012-06-27
    listed $27,500

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: +$430/yr (+$36/mo · 43.6%)

ⓘ 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) · 75% 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: $14,679
• − Mortgage interest: −$6,716
• − Property taxes: −$986
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,488
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,829/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

+336.4% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $119,999 MiRealSource-MiMLS
• 2026-05-05 Price Changed $119,999 REALCOMP
• 2026-04-16 Listed $124,900 MiRealSource-MiMLS
• 2026-04-16 Listed $124,900 REALCOMP
• 2026-04-14 Coming Soon $124,900 MiRealSource-MiMLS
• 2026-03-30 Listing Removed — REALCOMP
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Listed $125,000 MiRealSource-MiMLS
• 2026-02-21 Listed $125,000 REALCOMP
• 2026-02-19 Coming Soon — MiRealSource-MiMLS
• 2012-08-28 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2012-08-28 Sold (MLS) $27,500 REALCOMP
• 2012-08-02 Listing Removed — MiRealSource-MiMLS
• 2012-06-27 Listed $27,500 MiRealSource-MiMLS
• 2012-06-27 Listed $27,500 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $986 · -7.2% YoY. Source: county tax records.