162 Edison St · Pontiac, MI 48342

$65,000

3 bd · 1.0 ba · 1,621 sqft · SingleFamily public records · 85 Days on market

Built 1910 4,487 sqft lot

---

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

Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

Key facts

• Breezeway
• Open layout
• Corner lot

Tags

• CORNER LOT
• MINUTES FROM RESTAURANTS
• OPEN LAYOUT
• BREEZEWAY
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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: 87 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.40% ✓
• Cap rate: 20.80%
• Cash-on-cash: 51.79%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $145,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Lewis St	0.08mi	3/1.0	1,614 (-0%)	10mo	$62,500	$39	87
20 Lewis St	0.13mi	3/1.5	1,575 (-3%)	21mo	$126,500	$80	70
54 Nelson St	0.16mi	4/1.5 (+1)	1,558 (-4%)	12mo	$149,900	$96	69
68 Kimball St	0.48mi	3/2.0	1,564 (-4%)	3mo	$141,000	$90	65
53 Oakhill St	0.30mi	3/2.0	1,641 (+1%)	19mo	$161,000	$98	64
100 Moreland Ave	0.35mi	3/1.0	1,644 (+1%)	21mo	$70,000	$43	64
320 Cesar E Chavez Ave	0.54mi	3/2.0	1,530 (-6%)	1mo	$170,000	$111	60
233 Baldwin Ave	0.46mi	3/2.0	1,817 (+12%)	3mo	$50,000	$28	52
47 Summit St	0.72mi	4/2.0 (+1)	1,600 (-1%)	14mo	$180,000	$113	43
197 Beach St	0.23mi	4/2.0 (+1)	1,851 (+14%)	18mo	$140,000	$76	42
292 N Cass Ave	0.66mi	3/2.0	1,494 (-8%)	18mo	$73,500	$49	37
43 Summit St	0.72mi	4/1.5 (+1)	1,530 (-6%)	18mo	$142,000	$93	35

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: 49.7%
• Equity multiple: 3.17×
• Total profit: $39,522
• Equity at exit: $9,692

10-year hold

• IRR: 55.2%
• Equity multiple: 6.44×
• Total profit: $98,934
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $786

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	0.30mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	43d	1	0.33mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	43d	1	0.50mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	0.75mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	0.80mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	43d	1	0.80mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	43d	1	0.96mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	43d	1	0.98mi
23 Henry Clay Ave Unit 1 Pontiac, MI	3.0	1.0	1200	$1,450	$1.21	17d	1	1.21mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	1.42mi

Listing history 6 events

1. 2026-03-03
   status Pending 829-char remark

   Show marketing remark (829 chars)

   Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

2. 2026-03-03
   status Pending 829-char remark

   Show marketing remark (829 chars)

   Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

3. 2026-03-03
   status Pending

   Show marketing remark (829 chars)

   Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

4. 2025-12-08
   listed $65,000 Active 829-char remark

   Show marketing remark (829 chars)

   Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

5. 2025-12-08
   listed $65,000 Active 829-char remark

   Show marketing remark (829 chars)

   Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

6. 2025-12-08
   listed $65,000 Active

   Show marketing remark (829 chars)

   Welcome to this charming 3 bedroom, 1 bath home perfectly situated on a spacious corner lot in the heart of Pontiac. Enjoy the convenience of being just minutes from restaurants, shopping, and major expressways. Full of potential, this property presents an incredible opportunity for both investors and visionaries. The open layout begins in the kitchen and dining area and flows seamlessly into the inviting living room, ideal for everyday living and entertaining. The primary bedroom is located on the main level for added convenience, while upstairs you'll find two additional sizable bedrooms and a full bathroom. A breezeway leads to the attached garage, and an additional detached garage offers great space for storage, hobbies, or a workshop. Don't miss your chance to unlock the possibilities and make this home your own!

ⓘ 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: $18,756
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$1,891
• Taxable income: $8,923
• Est. tax owed @ 24.0%: −$2,141
• After-tax cash flow: $7,285/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

+0.0% since first listed

6 events — show timeline

• 2026-03-03 Pending — REALCOMP
• 2026-03-03 Pending — MiRealSource-MiMLS
• 2026-03-03 Pending — SW Michigan MLS
• 2025-12-08 Listed $65,000 REALCOMP
• 2025-12-08 Listed $65,000 SW Michigan MLS
• 2025-12-08 Listed $65,000 MiRealSource-MiMLS

Property tax history

+25.9%/yr

Latest (2025): $8,101 · +299.0% YoY. Source: county tax records.