618 Linda Vista Dr · Pontiac, MI 48342

$134,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 39 Days on market

Built 1957 6,534 sqft lot Est $138k · at est.

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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 +22.8/30.0
• ARV discount +8.4/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• 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

Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

Key facts

• 6,534 sq ft lot
• Built 1957
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.7% in Pontiac — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 87 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $49k; list at $135k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $137,514
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Linda Vista Dr	0.00mi	3/1.0	1,066 (0%)	1mo	$135,000	$127	99
223 Victory Dr	0.08mi	3/1.0	930 (-13%)	2mo	$95,000	$102	74
674 Parkwood Ave	0.36mi	3/1.0	961 (-10%)	3mo	$100,000	$104	64
715 Kenilworth Ave	0.61mi	3/1.0	1,102 (+3%)	3mo	$130,000	$118	64
141 Oliver St	0.37mi	3/1.0	964 (-10%)	6mo	$130,000	$135	62
735 Cameron Ave	0.68mi	3/1.0	1,102 (+3%)	5mo	$142,000	$129	58
129 Oliver St	0.38mi	3/1.0	920 (-14%)	2mo	$145,000	$158	58
811 Melrose St	0.67mi	3/1.0	1,108 (+4%)	6mo	$89,500	$81	57
583 Wesbrook St	0.59mi	3/1.0	1,130 (+6%)	8mo	$108,500	$96	56
172 Nelson St	0.59mi	3/1.0	1,152 (+8%)	6mo	$180,000	$156	55
710 Melrose St	0.58mi	3/1.0	952 (-11%)	3mo	$142,000	$149	53
791 Cameron Ave	0.73mi	4/2.0 (+1)	1,104 (+4%)	8mo	$202,500	$183	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,944
• Equity at exit: $20,114

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $13,075
• Equity at exit: $11,664

Cash invested: $37,772 (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 48342

• Home prices YoY: -33.8%
• Active inventory: 87
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$707
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $235

Break-even live

Break-even rent $1,075

Max offer price $134,900

Occupancy floor 78%

Sensitivity live

Price	-10% $311	-5% $273	+0% $235	+5% $196	+10% $158
Rent	-10% $126	-5% $180	+0% $235	+5% $289	+10% $343
Rate	-1.0pp $303	-0.5pp $269	base $235	+0.5pp $200	+1.0pp $164

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	0.12mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	0.19mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	0.28mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	0.43mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	13d	1	0.46mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	0.50mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	0.50mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	0.66mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	25d	1	0.87mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	0.88mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	44d	1	0.90mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.91mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	18d	1	0.98mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	25d	1	1.02mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	44d	1	1.04mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	5d	1	1.04mi
4000 Winston Dr Pontiac, MI	2.0	1.5	952	$1,182	$1.24	0d	1	1.14mi
51 S Francis St Unit 4 Pontiac, MI	2.0	1.0	850	$1,000	$1.18	44d	1	1.20mi
83 S Edith St Pontiac, MI	2.0	1.0	818	$1,450	$1.77	25d	1	1.27mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.30mi
97 S Jessie St Unit 2 Pontiac, MI	2.0	1.0	800	$1,120	$1.40	25d	1	1.32mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	1.36mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	18d	1	1.38mi

Listing history 18 events

1. 2026-04-14
   status Pending 776-char remark

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

2. 2026-04-14
   status Pending

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

3. 2026-04-05
   historical Accepting Backup Offers 776-char remark

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

4. 2026-04-05
   historical Active Under Contract

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

5. 2026-03-07
   listed $134,900 Active 776-char remark

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

6. 2026-03-07
   listed $134,900 Active

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

7. 2026-03-03
   historical $134,900 776-char remark

   Show marketing remark (776 chars)

   Don't miss this Move-in Ready, Brick, three bedroom home in Pontiac's much desired Knolls subdivision, just up the block and around the corner from Amazon, and just minutes away from Downtown Pontiac, and Auburn Hills. This home qualifies for any of several First Time Homebuyer Downpayment Assistance Programs, including the $20k offered by National Faith Homebuyers, that can be stacked on top of other DPA programs being offered by other Mortgage Brokerages, Banks and Credit Unions. Get in where you fit in, while DPA is available, and rates are low. If you are renting, this is your chance to own your own. If you are investing, this is a great property to add to your portfolio. Schedule a showing ASAP, because this opportunity is for a limited time only. IDRBNG, BTVAI

8. 2023-11-11
   historical $1,250
9. 2023-11-10
   listed $1,250
10. 2023-07-08
    historical
11. 2023-07-08
    historical
12. 2023-05-12
    listed $128,000 Active
13. 2023-05-12
    listed $128,000 Active
14. 2023-05-09
    historical
15. 2023-05-09
    historical
16. 2002-06-11
    soldstatus $49,071
17. 1997-08-26
    soldstatus $47,700
18. 1997-06-13
    soldstatus $37,500

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,554 · $129/mo
• Expected delta: +$524/yr (+$44/mo · 50.8%)

ⓘ 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: $16,468
• − Mortgage interest: −$7,556
• − Property taxes: −$1,030
• − Insurance: −$674
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,924
• Taxable income: $648
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,660/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
• City population: 44,593
• Population (ZIP): 17,227

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 0.62)
• Race & ethnicity: Black 57% Hispanic / Latino 19% White 13% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 15% Other Asian/Pacific 4% Other Indo-European 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: ▼ -109.18%
• Current HPI: 214.3258
• Rent YoY: —
• Metro: —
• 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

+259.7% since first listed

18 events — show timeline

• 2026-04-14 Pending — MiRealSource-MiMLS
• 2026-04-14 Pending — REALCOMP
• 2026-04-05 Contingent — MiRealSource-MiMLS
• 2026-04-05 Contingent — REALCOMP
• 2026-03-07 Listed $134,900 MiRealSource-MiMLS
• 2026-03-07 Listed $134,900 REALCOMP
• 2026-03-03 Coming Soon $134,900 MiRealSource-MiMLS
• 2023-11-11 Rental Removed $1,250 REALSOURCE
• 2023-11-10 Listed for Rent $1,250 REALSOURCE
• 2023-07-08 Listing Removed — MiRealSource-MiMLS
• 2023-07-08 Listing Removed — REALCOMP
• 2023-05-12 Listed $128,000 MiRealSource-MiMLS
• 2023-05-12 Listed $128,000 REALCOMP
• 2023-05-09 Coming Soon — MiRealSource-MiMLS
• 2023-05-09 Coming Soon — REALCOMP
• 2002-06-11 Sold (Public Records) $49,071 Public Records
• 1997-08-26 Sold (Public Records) $47,700 Public Records
• 1997-06-13 Sold (Public Records) $37,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,030 · +2.7% YoY. Source: county tax records.