949 Kettering Ave · Pontiac, MI 48340

$108,700

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 9 Days on market

Built 1956 3,920 sqft lot Est $162k · 33% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Charming 1,100 sq ft ranch on a quiet street. Perfect for future owner occupant. Tenant occupied - 24-hour notice required. Do not disturb tenant.

Key facts

• 3,920 sq ft lot
• Built 1956
• Listed 9 days

Property features AI

Finance

• Other: Subdivision: NEWTON ESTATE; Directions: South off of Perry or north off E Madison (east of Perry); Cross streets: Perry & Madison

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Entry at ground level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (40 x 102.16)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Five total rooms; Ground-level entry

🏷️ Possibly a rental listed for sale. The $108,700 price doesn't fit this home's estimated sale value (~$161,622) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 11.1% 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; 15 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 $752 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 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 $12k; list at $109k implies a 806% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,700

Questions for the listing agent

1. Built in 1956 — 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: 1.30% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $161,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
933 Cameron Ave	0.11mi	3/1.0	1,108 (+0%)	10mo	$104,000	$94	87
1005 Emerson Ave	0.12mi	3/1.0	1,030 (-7%)	3mo	$150,000	$146	81
811 Melrose St	0.34mi	3/1.0	1,108 (+0%)	6mo	$89,500	$81	79
962 Kettering Ave	0.04mi	3/1.5	1,040 (-6%)	10mo	$155,000	$149	78
735 Cameron Ave	0.42mi	3/1.0	1,102 (-0%)	5mo	$142,000	$129	75
715 Kenilworth Ave	0.47mi	3/1.0	1,102 (-0%)	3mo	$130,000	$118	75
791 Cameron Ave	0.32mi	4/2.0 (+1)	1,104 (-0%)	8mo	$202,500	$183	69
853 Melrose St	0.28mi	3/1.0	949 (-14%)	9mo	$123,500	$130	56
778 4th Ave	0.61mi	3/1.5	1,053 (-5%)	7mo	$170,000	$161	56
710 Melrose St	0.49mi	3/1.0	952 (-14%)	3mo	$142,000	$149	52
794 Clara Ave	0.66mi	3/2.0	1,018 (-8%)	6mo	$159,900	$157	46
674 Parkwood Ave	0.66mi	3/1.0	961 (-13%)	3mo	$100,000	$104	44

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $12,590
• Equity at exit: $16,208

10-year hold

• IRR: 20.7%
• Equity multiple: 2.88×
• Total profit: $57,235
• Equity at exit: $9,398

Cash invested: $30,436 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$570
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $435

Break-even live

Break-even rent $866

Max offer price $108,700

Occupancy floor 64%

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: $27,175
• Closing costs: $3,261
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	12d	1	0.49mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	0.64mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.68mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	0.68mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	0.77mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	0.79mi
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	20d	1	0.94mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	2d	3	0.94mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	2d	3	0.99mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	1.04mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	24d	1	1.06mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	1.14mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	1.30mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.37mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	1.37mi

Listing history 25 events

1. 2026-04-18
   status Pending 146-char remark

   Show marketing remark (146 chars)

   Charming 1,100 sq ft ranch on a quiet street. Perfect for future owner occupant. Tenant occupied - 24-hour notice required. Do not disturb tenant.

2. 2026-04-18
   status Pending

   Show marketing remark (146 chars)

   Charming 1,100 sq ft ranch on a quiet street. Perfect for future owner occupant. Tenant occupied - 24-hour notice required. Do not disturb tenant.

3. 2026-04-09
   listed $108,700 Active

   Show marketing remark (146 chars)

   Charming 1,100 sq ft ranch on a quiet street. Perfect for future owner occupant. Tenant occupied - 24-hour notice required. Do not disturb tenant.

4. 2026-04-09
   listed $108,700 Active 146-char remark

   Show marketing remark (146 chars)

   Charming 1,100 sq ft ranch on a quiet street. Perfect for future owner occupant. Tenant occupied - 24-hour notice required. Do not disturb tenant.

5. 2008-07-25
   soldstatus $12,000 214-char remark

   Show marketing remark (214 chars)

   Lender REO - Great opportunity on this ranch home with good exterior appeal and fenced yard. Home is in need of interior repairs, but priced to compensate. See "agent only" remarks for offer instructions.

6. 2008-07-25
   soldstatus $12,000

   Show marketing remark (214 chars)

   Lender REO - Great opportunity on this ranch home with good exterior appeal and fenced yard. Home is in need of interior repairs, but priced to compensate. See "agent only" remarks for offer instructions.

7. 2008-07-24
   historical
8. 2008-05-27
   listed $14,900 214-char remark

   Show marketing remark (214 chars)

   Lender REO - Great opportunity on this ranch home with good exterior appeal and fenced yard. Home is in need of interior repairs, but priced to compensate. See "agent only" remarks for offer instructions.

9. 2008-05-27
   listed $14,900

   Show marketing remark (214 chars)

   Lender REO - Great opportunity on this ranch home with good exterior appeal and fenced yard. Home is in need of interior repairs, but priced to compensate. See "agent only" remarks for offer instructions.

10. 2008-05-20
    historical
11. 2008-05-20
    historical
12. 2007-12-26
    listed $14,900
13. 2007-12-26
    listed $14,900
14. 2007-05-30
    historical
15. 2007-01-30
    listed $67,500
16. 2006-11-16
    historical
17. 2006-10-24
    listed $72,500
18. 2006-10-22
    historical
19. 2006-07-22
    listed $69,997
20. 2003-12-05
    soldstatus $66,000
21. 2003-11-28
    soldstatus $66,000
22. 2003-11-28
    soldstatus $66,000
23. 2003-11-04
    historical
24. 2003-06-27
    listed $69,900
25. 2003-06-27
    listed $69,900

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$424/yr (+$35/mo · 51.4%)

ⓘ 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 ≥97°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: $17,001
• − Mortgage interest: −$6,089
• − Property taxes: −$825
• − Insurance: −$544
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,162
• Taxable income: $3,661
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,343/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

+55.5% since first listed

25 events — show timeline

• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — REALCOMP
• 2026-04-09 Listed $108,700 REALCOMP
• 2026-04-09 Listed $108,700 MiRealSource-MiMLS
• 2008-07-25 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2008-07-25 Sold (MLS) $12,000 REALCOMP
• 2008-07-24 Listing Removed — MiRealSource-MiMLS
• 2008-05-27 Listed $14,900 MiRealSource-MiMLS
• 2008-05-27 Listed $14,900 REALCOMP
• 2008-05-20 Listing Removed — REALCOMP
• 2008-05-20 Listing Removed — MiRealSource-MiMLS
• 2007-12-26 Listed $14,900 REALCOMP
• 2007-12-26 Listed $14,900 MiRealSource-MiMLS
• 2007-05-30 Listing Removed — REALCOMP
• 2007-01-30 Listed $67,500 REALCOMP
• 2006-11-16 Listing Removed — REALCOMP
• 2006-10-24 Listed $72,500 REALCOMP
• 2006-10-22 Listing Removed — REALCOMP
• 2006-07-22 Listed $69,997 REALCOMP
• 2003-12-05 Sold (Public Records) $66,000 Public Records
• 2003-11-28 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2003-11-28 Sold (MLS) $66,000 REALCOMP
• 2003-11-04 Listing Removed — MiRealSource-MiMLS
• 2003-06-27 Listed $69,900 MiRealSource-MiMLS
• 2003-06-27 Listed $69,900 REALCOMP

Property tax history

-0.5%/yr

Latest (2025): $825 · +2.7% YoY. Source: county tax records.