965 Voorheis St · Pontiac, MI 48341

$124,900

3 bd · 2.0 ba · 968 sqft · SingleFamily public records · 33 Days on market

Built 1948 6,098 sqft lot $129/sqft · 35% below area Est $191k · 35% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.7/10.0
• 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

This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% 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 $864 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 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1948 — 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: 1.17% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (median comp): $191,297
• List price: $124,900
• Delta: -34.71%
• 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
965 Voorheis St	0.00mi	3/2.0	968 (0%)	1mo	$124,900	$129	99
304 Draper Ave	0.25mi	3/1.5	1,030 (+6%)	0mo	$186,000	$181	76
90 N Josephine Ave	0.59mi	3/1.0	960 (-1%)	0mo	$169,900	$177	67
871 Menominee Rd	0.21mi	3/1.0	1,055 (+9%)	7mo	$170,000	$161	65
1064 Myrtle Ave N	0.38mi	3/1.0	880 (-9%)	5mo	$185,000	$210	59
38 Hazel Ave	0.27mi	2/1.0 (-1)	847 (-12%)	2mo	$93,900	$111	56
66 N Telegraph Rd	0.54mi	2/1.0 (-1)	948 (-2%)	8mo	$115,000	$121	56
1155 Lakeview St	0.43mi	3/1.5	1,090 (+13%)	5mo	$145,000	$133	52
99 Calvert Ave	0.35mi	2/1.0 (-1)	868 (-10%)	6mo	$155,000	$179	52
181 Navajo Ave	0.51mi	3/1.5	1,075 (+11%)	6mo	$182,000	$169	51
207 Navajo Ave	0.51mi	3/1.5	1,091 (+13%)	7mo	$100,900	$92	47
1160 Boston Ave	0.66mi	2/1.0 (-1)	850 (-12%)	5mo	$150,000	$176	36

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,493
• Equity at exit: $18,623

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $20,761
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$655
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $278

Break-even live

Break-even rent $1,107

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	24d	1	0.23mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	44d	1	0.33mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	0.72mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.88mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	44d	1	1.13mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	44d	1	1.21mi
2750 Cherokee Dr Waterford Twp, MI	1.0–2.0	1.0	1000	$1,389	$1.39	5d	9	1.43mi
3530 Denise Ct Waterford Twp, MI	1.0–2.0	1.0–1.5	890	$1,975	$2.22	2d	15	1.50mi
3530 Denise Ct Waterford Twp, MI	1.0–2.0	1.0–1.5	1004	$1,910	$1.90	24d	15	1.50mi

Listing history 23 events

1. 2026-05-13
   status Pending 351-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

2. 2026-05-13
   status Pending 352-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

3. 2026-05-06
   status Active 351-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

4. 2026-05-06
   status Active 352-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

5. 2026-04-15
   status Pending 351-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

6. 2026-04-15
   status Pending 352-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

7. 2026-03-20
   listed $124,900 Active 351-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

8. 2026-03-20
   listed $124,900 Active 352-char remark

   Show marketing remark (352 chars)

   This bungalow style home is ready for you! This home features a nice sized living room with two bedrooms and the main bathroom on the first floor. On the second floor you'll find a large third bedroom that offers a sitting area to the right and large bedroom to left. The kitchen is off the living room and has plenty of room for storage and prepping.

9. 2021-06-21
   soldstatus $130,000
10. 2021-06-04
    soldstatus $130,000 Sold
11. 2021-06-04
    soldstatus $130,000 Closed
12. 2021-05-30
    status Pending
13. 2021-05-29
    status Pending
14. 2021-04-19
    historical Accepting Backup Offers
15. 2021-04-19
    historical Accepting Backup Offers
16. 2021-04-16
    listed $145,000 Active
17. 2021-04-16
    listed $145,000 Active
18. 2007-01-06
    historical
19. 2006-09-13
    listed $114,900
20. 2006-09-06
    historical
21. 2006-04-18
    listed $129,900
22. 2001-06-28
    soldstatus $101,900
23. 1994-03-29
    soldstatus $54,000

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,014 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,514
• − Mortgage interest: −$6,996
• − Property taxes: −$2,014
• − Insurance: −$624
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,633
• Taxable income: $1,444
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,992/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

+131.3% since first listed

23 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-15 Pending — REALCOMP
• 2026-03-20 Listed $124,900 REALCOMP
• 2026-03-20 Listed $124,900 MiRealSource-MiMLS
• 2021-06-21 Sold (Public Records) $130,000 Public Records
• 2021-06-04 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2021-06-04 Sold (MLS) $130,000 REALCOMP
• 2021-05-30 Pending — MiRealSource-MiMLS
• 2021-05-29 Pending — REALCOMP
• 2021-04-19 Contingent — MiRealSource-MiMLS
• 2021-04-19 Contingent — REALCOMP
• 2021-04-16 Listed $145,000 MiRealSource-MiMLS
• 2021-04-16 Listed $145,000 REALCOMP
• 2007-01-06 Listing Removed — REALCOMP
• 2006-09-13 Listed $114,900 REALCOMP
• 2006-09-06 Listing Removed — REALCOMP
• 2006-04-18 Listed $129,900 REALCOMP
• 2001-06-28 Sold (Public Records) $101,900 Public Records
• 1994-03-29 Sold (Public Records) $54,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,014 · -7.3% YoY. Source: county tax records.