627 Wesbrook St · Pontiac, MI 48340

$122,000

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 14 Days on market

Built 1942 5,227 sqft lot Est $163k · 25% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• 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

Great opportunity on this style home near downtown Pontiac. Home offers 2 bedrooms and 1 bathroom in a practical single-story layout. The property provides straightforward residential living in Pontiac with a functional floor plan suited to first-time buyers and those seeking an efficient home.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1942

Property features AI

Exterior

• Parking: Detached garage that faces the side (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level, ground-level entry; Vinyl siding construction; Asphalt roof
• Construction: Block foundation; Built with vinyl siding
• Exterior features: Covered patio and porch; Paved road frontage

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: High-speed internet available; Unfinished basement with sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Cap rate 9.4% 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; 8 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 $843 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 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.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,000

Questions for the listing agent

1. Built in 1942 — 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: 1.19% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 E Tennyson Ave	0.23mi	3/1.0 (+1)	1,460 (-3%)	0mo	$135,000	$92	78
576 Markle Ave	0.16mi	2/1.0	1,633 (+8%)	1mo	$155,000	$95	78
595 E Tennyson Ave	0.24mi	3/1.0 (+1)	1,552 (+3%)	4mo	$180,000	$116	76
715 E Tennyson Ave	0.29mi	2/1.0	1,364 (-10%)	1mo	$188,000	$138	69
755 Scottwood St	0.44mi	3/1.0 (+1)	1,450 (-4%)	6mo	$145,000	$100	62
852 Melrose St	0.57mi	3/2.0 (+1)	1,569 (+4%)	1mo	$214,000	$136	57
731 1st Ave	0.42mi	3/1.5 (+1)	1,604 (+6%)	7mo	$175,000	$109	57
720 E Columbia Ave	0.61mi	3/2.0 (+1)	1,565 (+4%)	6mo	$111,500	$71	51
790 Parkwood Ave	0.38mi	3/1.0 (+1)	1,305 (-14%)	6mo	$125,000	$96	49
683 Clara Ave	0.67mi	2/1.0	1,386 (-8%)	8mo	$138,660	$100	49
630 Peacock Ave	0.71mi	3/1.5 (+1)	1,411 (-7%)	2mo	$171,500	$122	47
335 1st Ave	0.66mi	2/2.0	1,713 (+13%)	7mo	$185,000	$108	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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,179
• Equity at exit: $18,191

10-year hold

• IRR: 13.6%
• Equity multiple: 2.17×
• Total profit: $39,975
• Equity at exit: $10,548

Cash invested: $34,160 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$640
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $320

Break-even live

Break-even rent $1,048

Max offer price $122,000

Occupancy floor 73%

Sensitivity live

Price	-10% $389	-5% $354	+0% $320	+5% $285	+10% $251
Rent	-10% $205	-5% $262	+0% $320	+5% $377	+10% $434
Rate	-1.0pp $381	-0.5pp $351	base $320	+0.5pp $288	+1.0pp $256

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	0.66mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	0.72mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	44d	1	0.82mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	1.05mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.05mi
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	21d	1	1.09mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	25d	1	1.27mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	1.29mi

Listing history 11 events

1. 2026-06-21
   statusdays on market $122,000 Pending 14 DOM
2. 2026-06-18
   days on market $122,000 Active 13 DOM
3. 2026-06-17
   days on market $122,000 Active 12 DOM
4. 2026-06-16
   days on market $122,000 Active 11 DOM
5. 2026-06-15
   days on market $122,000 Active 10 DOM
6. 2026-06-13
   days on market $122,000 Active 8 DOM
7. 2026-06-13
   days on market $122,000 Active 7 DOM
8. 2026-06-09
   days on market $122,000 Active 4 DOM
9. 2026-06-08
   days on market $122,000 Active 3 DOM
10. 2026-06-07
    remarks 295-char remark
11. 2026-06-07
    listed $122,000 Active 2 DOM

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$116/yr (+$10/mo · 7.0%)

ⓘ 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: $17,432
• − Mortgage interest: −$6,834
• − Property taxes: −$1,647
• − Insurance: −$610
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,549
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $3,356/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

+182.4% since first listed

41 events — show timeline

• 2026-06-04 Listed $122,000 MiRealSource-MiMLS
• 2026-06-04 Listed $122,000 REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-10-03 Listed $125,000 REALCOMP
• 2025-10-03 Listed $125,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-01 Price Changed $129,000 MiRealSource-MiMLS
• 2025-08-01 Price Changed $129,000 REALCOMP
• 2025-06-28 Listed $139,000 REALCOMP
• 2025-06-28 Listed $139,000 MiRealSource-MiMLS
• 2021-07-09 Sold (MLS) $118,000 MiRealSource-MiMLS
• 2021-07-09 Sold (MLS) $118,000 REALCOMP
• 2021-06-11 Pending — MiRealSource-MiMLS
• 2021-06-11 Pending — REALCOMP
• 2021-06-06 Contingent — MiRealSource-MiMLS
• 2021-06-06 Contingent — REALCOMP
• 2021-06-02 Price Changed $119,900 MiRealSource-MiMLS
• 2021-06-01 Price Changed $119,900 REALCOMP
• 2021-05-27 Listed $129,000 MiRealSource-MiMLS
• 2021-05-27 Listed $129,000 REALCOMP
• 2017-12-19 Sold (Public Records) $74,500 Public Records
• 2017-06-23 Listing Removed — REALCOMP
• 2017-06-23 Sold (MLS) $74,500 MiRealSource-MiMLS
• 2017-06-23 Sold (MLS) $74,500 REALCOMP
• 2017-05-10 Pending — MiRealSource-MiMLS
• 2017-05-10 Pending — REALCOMP
• 2017-04-28 Listed $79,900 MiRealSource-MiMLS
• 2017-04-28 Listing Removed — REALCOMP
• 2017-04-28 Listed $79,900 REALCOMP
• 2017-04-28 Listing Removed — MiRealSource-MiMLS
• 2017-04-13 Price Changed $79,900 MiRealSource-MiMLS
• 2017-04-13 Price Changed $79,900 REALCOMP
• 2017-03-05 Listed $84,900 MiRealSource-MiMLS
• 2017-03-05 Listed $84,900 REALCOMP
• 2005-07-26 Sold (Public Records) $102,400 Public Records
• 2005-06-30 Sold (MLS) $102,400 REALCOMP
• 2005-04-11 Listed $99,500 REALCOMP
• 2000-06-29 Sold (Public Records) $83,000 Public Records
• 1990-12-06 Sold (Public Records) $43,200 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,647 · +2.7% YoY. Source: county tax records.