952 Lakeview St · Pontiac, MI 48328

$170,000

4 bd · 1.5 ba · 1,151 sqft · SingleFamily public records · 16 Days on market

Built 1928 5,663 sqft lot Est $185k · 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 +24.7/30.0
• ARV discount +11.2/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

After more than 70 years, it is time for a new homeowner and a new chapter for this Waterford property. This home offers plenty of space and features three bedrooms, a full bathroom, and a dining room on the main floor, along with a large covered porch perfect for relaxing. The basement includes a half bath and a daylight window overlooking the backyard, providing additional potential living or workspace. Outside, you will find a large garage/workshop offering plenty of storage or project space. This property presents a strong opportunity for landlords, investors, and buyers seeking a handyman project. It is also well suited for a purchaser who has been unable to find a home with the desired finishes and prefers to make updates to personalize the property while maintaining a reasonable overall investment. Conveniently located, this home is competitively priced and expected to sell quickly.

Key facts

• Large covered porch
• Daylight window
• 5,663 sq ft lot

Tags

• LARGE COVERED PORCH
• DAYLIGHT WINDOW
• LARGE GARAGE WORKSHOP

Property features AI

Finance

• Other: Lot approximately 0.13 acres (50 x 115); Subdivision: HURON GARDENS
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Attached garage (1 car)
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Asphalt roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 6 total rooms (bedroom details not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Full, partially finished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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: 1.06% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $185,311
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Myrtle Ave	0.31mi	3/1.0 (-1)	1,200 (+4%)	1mo	$193,000	$161	71
114 Waterly Ave	0.35mi	3/1.0 (-1)	1,190 (+3%)	1mo	$160,000	$134	70
1068 LA Salle Ave	0.30mi	3/2.0 (-1)	1,191 (+4%)	6mo	$217,500	$183	68
342 Voorheis St	0.43mi	3/1.5 (-1)	1,200 (+4%)	4mo	$159,000	$133	64
1155 Lakeview St	0.38mi	3/1.5 (-1)	1,090 (-5%)	5mo	$145,000	$133	64
207 Navajo Ave	0.56mi	3/1.5 (-1)	1,091 (-5%)	7mo	$100,900	$92	54
181 Navajo Ave	0.53mi	3/1.5 (-1)	1,075 (-7%)	6mo	$182,000	$169	54
304 Draper Ave	0.52mi	3/1.5 (-1)	1,030 (-10%)	0mo	$186,000	$181	53
211 Navajo Ave	0.57mi	3/1.0 (-1)	1,256 (+9%)	5mo	$131,000	$104	47
176 Chippewa Rd	0.55mi	3/1.0 (-1)	1,288 (+12%)	1mo	$199,900	$155	47
305 Liberty St	0.59mi	3/1.0 (-1)	1,019 (-12%)	2mo	$168,000	$165	45
148 Marion Ave	0.73mi	3/1.0 (-1)	1,272 (+10%)	1mo	$250,000	$197	41

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,857
• Equity at exit: $25,348

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $24,887
• Equity at exit: $14,698

Cash invested: $47,600 (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 48328

• Active inventory: 155
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $357

Break-even live

Break-even rent $1,356

Max offer price $170,000

Occupancy floor 75%

Sensitivity live

Price	-10% $453	-5% $405	+0% $357	+5% $309	+10% $261
Rent	-10% $214	-5% $285	+0% $357	+5% $428	+10% $500
Rate	-1.0pp $442	-0.5pp $400	base $357	+0.5pp $313	+1.0pp $268

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 N Lynn Ave Waterford, MI	3.0	1.0	1300	$2,100	$1.62	4d	1	0.44mi
99 Chippewa Rd Pontiac, MI	4.0	1.0	1315	$1,750	$1.33	26d	1	0.54mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	6d	1	0.57mi
23 Henry Clay Ave Unit 1 Pontiac, MI	3.0	1.0	1200	$1,450	$1.21	19d	1	1.25mi

Listing history 10 events

1. 2026-06-21
   days on market $170,000 Active 16 DOM
2. 2026-06-18
   days on market $170,000 Active 13 DOM
3. 2026-06-17
   days on market $170,000 Active 12 DOM
4. 2026-06-16
   days on market $170,000 Active 11 DOM
5. 2026-06-15
   days on market $170,000 Active 10 DOM
6. 2026-06-13
   days on market $170,000 Active 8 DOM
7. 2026-06-09
   days on market $170,000 Active 4 DOM
8. 2026-06-08
   days on market $170,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $170,000 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: $1,308 · $109/mo
• Projected year-2 tax: $1,963 · $164/mo
• Expected delta: +$655/yr (+$55/mo · 50.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $21,694
• − Mortgage interest: −$9,523
• − Property taxes: −$1,308
• − Insurance: −$850
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$4,945
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,899/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 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

• County: Oakland County · 1,009,092 people
• City population: 44,593
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,478
• Household income: $72,299
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1013.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 10% Two or more races 9% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

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: ▼ -249.13%
• Current HPI: 191.2771
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $170,000 MiRealSource-MiMLS
• 2026-06-04 Listed $170,000 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $1,308 · +24.4% YoY. Source: county tax records.