724 Robinwood St · Pontiac, MI 48340

$85,000

3 bd · 1.5 ba · 1,298 sqft · SingleFamily public records · 14 Days on market

Built 1920 6,098 sqft lot Est $126k · 32% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.1% 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, 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); 84 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 + 4.7% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $85,000

Questions for the listing agent

1. Built in 1920 — 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: 1.69% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $125,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
790 Parkwood Ave	0.17mi	3/1.0	1,305 (+0%)	6mo	$125,000	$96	84
755 Scottwood St	0.10mi	3/1.0	1,450 (+12%)	6mo	$145,000	$100	68
887 University Dr	0.36mi	4/2.0 (+1)	1,342 (+3%)	9mo	$137,000	$102	63
910 Spence St	0.46mi	3/1.5	1,240 (-4%)	10mo	$192,000	$155	63
811 Melrose St	0.18mi	3/1.0	1,108 (-15%)	6mo	$89,500	$81	60
715 E Tennyson Ave	0.59mi	2/1.0 (-1)	1,364 (+5%)	1mo	$188,000	$138	56
791 Cameron Ave	0.23mi	4/2.0 (+1)	1,104 (-15%)	8mo	$202,500	$183	50
635 E Tennyson Ave	0.67mi	3/1.0	1,460 (+12%)	0mo	$135,000	$92	46
933 Cameron Ave	0.44mi	3/1.0	1,108 (-15%)	10mo	$104,000	$94	45
583 Wesbrook St	0.61mi	3/1.0	1,130 (-13%)	8mo	$108,500	$96	42
570 E Kennett Rd	0.57mi	3/1.0	1,475 (+14%)	12mo	$143,170	$97	39
929 Kettering Ave	0.49mi	4/1.0 (+1)	1,111 (-14%)	11mo	$95,000	$86	37

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: 19.7%
• Equity multiple: 1.82×
• Total profit: $19,505
• Equity at exit: $12,674

10-year hold

• IRR: 29.2%
• Equity multiple: 3.84×
• Total profit: $67,561
• 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 48340

• Rents YoY: 4.7%
• Active inventory: 84
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$446
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $482

Break-even live

Break-even rent $829

Max offer price $85,000

Occupancy floor 62%

Sensitivity live

Price	-10% $530	-5% $506	+0% $482	+5% $457	+10% $433
Rent	-10% $368	-5% $425	+0% $482	+5% $538	+10% $595
Rate	-1.0pp $524	-0.5pp $503	base $482	+0.5pp $459	+1.0pp $437

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	13d	1	0.07mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	0.35mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	0.55mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	0.61mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	0.63mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.72mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	0.84mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	25d	1	0.86mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	0.86mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	0.86mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	1.15mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	1.20mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	44d	1	1.24mi
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	21d	1	1.29mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	1.29mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	0d	3	1.32mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	25d	1	1.32mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	19d	1	1.34mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	44d	1	1.39mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	0d	3	1.49mi

Listing history 9 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2026-03-20
   status Pending 1350-char remark

   Show marketing remark (1350 chars)

   * * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

4. 2026-03-20
   status Pending

   Show marketing remark (1350 chars)

   * * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

5. 2026-02-13
   historical 1350-char remark

   Show marketing remark (1350 chars)

   * * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

6. 2026-01-31
   listed $85,000 Active 1350-char remark

   Show marketing remark (1350 chars)

   * * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

7. 2026-01-31
   listed $85,000 Active

   Show marketing remark (1350 chars)

   * * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

8. 2026-01-29
   historical $85,000 1350-char remark

   Show marketing remark (1350 chars)

   * * Call for Highest & Best - Offers Presented Thurs 2/5 6PM * * Welcome to 724 Robinwood Street - an affordable 3-bedroom, 1.5-bath ranch offering space, character, and opportunity in Pontiac. This property is being sold as a short sale and is currently vacant, allowing for a smoother transition once lender approval is obtained. Step inside through the enclosed front porch - a versatile space that works beautifully as a sunny sitting area, mudroom, or bonus flex space. The main living area features arched doorways and natural light, flowing into a generously sized kitchen with ample cabinetry and workspace. Three bedrooms and a convenient half bath complete the main level. Downstairs, the full unfinished basement provides excellent storage, laundry space, and future finishing potential, along with additional crawl space for added utility. Outside, enjoy a covered back patio for relaxing or entertaining, a partially fenced yard, and a detached 1-car garage with electricity - perfect for parking, hobbies, or extra storage. Located on a sidewalk-lined street near local schools, this home offers strong value for buyers looking to build equity or investors seeking their next opportunity. THIS IS A SHORT SALE, TERMS SUBJECT TO LENDER APPROVAL. Bring your vision and explore the potential - schedule your showing today.

9. 2006-06-30
   soldstatus $85,508

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,265
• − Mortgage interest: −$4,761
• − Property taxes: −$2,087
• − Insurance: −$425
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$2,473
• Taxable income: $4,756
• Est. tax owed @ 24.0%: −$1,142
• After-tax cash flow: $4,637/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

-0.6% since first listed

9 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2026-01-31 Listed $85,000 MiRealSource-MiMLS
• 2026-01-31 Listed $85,000 REALCOMP
• 2026-01-29 Coming Soon $85,000 MiRealSource-MiMLS
• 2006-06-30 Sold (Public Records) $85,508 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,087 · +16.3% YoY. Source: county tax records.