63 Mark Ave · Pontiac, MI 48341

$54,900

3 bd · 1.5 ba · 2,146 sqft · SingleFamily public records · 5 Days on market

Built 1930 5,663 sqft lot $26/sqft · 71% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great opportunity to own a spacious three-bedroom home located near downtown Pontiac. This home features original hardwood floors, a three-season room off the front entrance, a fenced-in yard, and a two-car garage. Unlock the potential to make this property your own - perfect for a fix-and-flip or long-term rental investment.

Key facts

• Three-season room
• Fenced-in yard
• 5,663 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• THREE-SEASON ROOM
• FENCED-IN YARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.13 acres (40 x 140)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Unfinished basement; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 30.1% 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: 100 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 43% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1930 — 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: 3.39% ✓
• Cap rate: 30.10%
• Cash-on-cash: 85.04%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (median comp): $129,494
• List price: $54,900
• Delta: -57.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Henry Clay Ave	0.36mi	4/1.0 (+1)	2,117 (-1%)	4mo	$107,500	$51	70
555 W Huron St	0.14mi	4/1.0 (+1)	1,862 (-13%)	4mo	$35,000	$19	61
14 Utica Rd	0.36mi	3/1.5	2,385 (+11%)	5mo	$199,000	$83	61
17 Illinois Ave	0.68mi	3/1.0	2,128 (-1%)	11mo	$164,000	$77	56
486 W Iroquois Rd	0.52mi	4/1.5 (+1)	2,332 (+9%)	1mo	$235,000	$101	55
163 Norton St	0.61mi	3/2.0	1,908 (-11%)	2mo	$118,600	$62	50
132 Illinois Ave	0.71mi	3/2.0	2,044 (-5%)	10mo	$232,750	$114	48
482 W Iroquois Rd	0.51mi	3/1.5	1,915 (-11%)	12mo	$210,000	$110	48
137 E Iroquois Rd	0.37mi	4/1.5 (+1)	2,388 (+11%)	13mo	$295,000	$124	48
310 Alhambra St	0.50mi	4/3.0 (+1)	1,865 (-13%)	9mo	$295,000	$158	37
115 Illinois Ave	0.72mi	4/2.5 (+1)	2,310 (+8%)	10mo	$323,000	$140	36
415 Lake Laura Dr	0.58mi	4/2.5 (+1)	2,436 (+14%)	9mo	$350,000	$144	34

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: 85.5%
• Equity multiple: 4.94×
• Total profit: $60,516
• Equity at exit: $8,186

10-year hold

• IRR: 88.7%
• Equity multiple: 10.25×
• Total profit: $142,153
• Equity at exit: $4,747

Cash invested: $15,372 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $1,089

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 36%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 E Iroquois Rd Pontiac, MI	3.0	1.0	1661	$1,695	$1.02	24d	1	0.46mi
5 Wenonah Dr Pontiac, MI	4.0	1.5	1749	$2,000	$1.14	43d	1	0.59mi
21 N Saginaw St Pontiac, MI	2.0	2.5	2500	$2,500	$1.00	1d	1	1.03mi
91 Waterly Ave Waterford, MI	3.0	1.5	1550	$1,660	$1.07	1d	1	1.08mi
1056 Berwick Blvd Pontiac, MI	4.0	2.5	2600	$1,950	$0.75	43d	1	1.12mi

Listing history 6 events

1. 2026-05-15
   listed $54,900 Active 333-char remark

   Show marketing remark (329 chars)

   Great opportunity to own a spacious three-bedroom home located near downtown Pontiac. This home features original hardwood floors, a three-season room off the front entrance, a fenced-in yard, and a two-car garage. Unlock the potential to make this property your own - perfect for a fix-and-flip or long-term rental investment.

2. 2026-05-15
   listed $54,900 Active 329-char remark

   Show marketing remark (329 chars)

   Great opportunity to own a spacious three-bedroom home located near downtown Pontiac. This home features original hardwood floors, a three-season room off the front entrance, a fenced-in yard, and a two-car garage. Unlock the potential to make this property your own - perfect for a fix-and-flip or long-term rental investment.

3. 2010-02-05
   historical
4. 2010-02-04
   historical
5. 2009-12-28
   listed $9,900
6. 2009-12-28
   listed $9,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,311
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$1,597
• Taxable income: $12,971
• Est. tax owed @ 24.0%: −$3,113
• After-tax cash flow: $9,960/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

+516.2% since first listed

10 events — show timeline

• 2026-06-01 Sold (MLS) $61,000 MiRealSource-MiMLS
• 2026-06-01 Sold (MLS) $61,000 REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-15 Listed $54,900 MiRealSource-MiMLS
• 2026-05-15 Listed $54,900 REALCOMP
• 2010-02-05 Listing Removed — MiRealSource-MiMLS
• 2010-02-04 Listing Removed — REALCOMP
• 2009-12-28 Listed $9,900 REALCOMP
• 2009-12-28 Listed $9,900 MiRealSource-MiMLS

Property tax history

+9.8%/yr

Latest (2025): $3,119 · +4.3% YoY. Source: county tax records.