90 N Josephine Ave · Pontiac, MI 48328

$169,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 19 Days on market

Built 1985 5,227 sqft lot Est $170k · at est.

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Why this score? — see what drove the D- 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• 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

Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

Key facts

• 5,227 sq ft lot
• Built 1985
• Listed 19 days

Property features AI

Finance

• Other: Lot approximately 0.12 acres (50 x 106); Located in the Huron Gardens subdivision; Directions: M-59 to Telegraph Rd to Elizabeth Lake Road to N. Josephine

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Vinyl siding
• Construction: Slab foundation
• Exterior features: Fenced yard; Shed on the property; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Washer and dryer included; Free-standing electric range; Free-standing refrigerator; Six total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $15 ($174/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (18.9% below list).
• Recommended offer: $138k (18.9% below list) — sets the bar for 1% rule.

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: 144 active listings in the ZIP; 7 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 $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 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 $101k; list at $170k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $137,769 (18.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $169,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 N Josephine Ave	0.00mi	3/1.0	960 (0%)	0mo	$169,900	$177	100
1064 Myrtle Ave N	0.23mi	3/1.0	880 (-8%)	5mo	$185,000	$210	71
66 N Telegraph Rd	0.35mi	2/1.0 (-1)	948 (-1%)	8mo	$115,000	$121	70
965 Voorheis St	0.59mi	3/2.0	968 (+1%)	1mo	$124,900	$129	66
1160 Boston Ave	0.16mi	2/1.0 (-1)	850 (-12%)	5mo	$150,000	$176	64
1124 Holbrook Ave	0.12mi	2/1.0 (-1)	851 (-11%)	9mo	$155,000	$182	63
1155 Lakeview St	0.34mi	3/1.5	1,090 (+14%)	5mo	$145,000	$133	55
99 Calvert Ave	0.40mi	2/1.0 (-1)	868 (-10%)	6mo	$155,000	$179	55
305 Liberty St	0.74mi	3/1.0	1,019 (+6%)	2mo	$168,000	$165	54
1090 Lakeview Street St	0.28mi	2/1.0 (-1)	836 (-13%)	9mo	$148,800	$178	53
871 Menominee Rd	0.59mi	3/1.0	1,055 (+10%)	7mo	$170,000	$161	50
230 Dick Ave	0.69mi	3/1.0	880 (-8%)	9mo	$210,000	$239	47

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-26,647
• Equity at exit: $25,333

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-22,179
• Equity at exit: $14,690

Cash invested: $47,572 (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: 144
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$891
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $15

Break-even live

Break-even rent $1,359

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.36mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	0.73mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.77mi
2750 Cherokee Dr Waterford Twp, MI	1.0–2.0	1.0	1000	$1,389	$1.39	5d	9	0.86mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	44d	1	0.91mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	44d	1	1.30mi
950 Village Green Ln Waterford Twp, MI	1.0–2.0	1.0–2.0	811	$1,294	$1.60	2d	12	1.45mi

Listing history 21 events

1. 2026-04-29
   status Pending 696-char remark

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

2. 2026-04-29
   status Pending

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

3. 2026-04-20
   historical Accepting Backup Offers 696-char remark

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

4. 2026-04-20
   historical Active Under Contract

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

5. 2026-04-11
   listed $169,900 Active 696-char remark

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

6. 2026-04-11
   listed $169,900 Active

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

7. 2026-04-10
   historical $169,900 696-char remark

   Show marketing remark (696 chars)

   Welcome Home! This Waterford home has just what you have been waiting for- at a price you will like, too! Fully fenced in yard, with a NEW concrete driveway. This lovingly maintained ranch home is ready for you- NEWER furnace & hot water heater , NEW shower/tub with transferable warranty, NEWER windows with transferable warranty - this is ready to go! Ranch living at its finest, with open concept living/dining & kitchen- appliances included- very spacious. Three bedrooms (All good size too!) with full bathroom plus first floor laundry. Built in 1985, and includes two sheds- perfect for all your storage needs. Close to 59,24 & multiple lakes! Schedule your showing today!

8. 2005-08-09
   historical
9. 2005-05-31
   historical
10. 2005-05-31
    listed $120,000
11. 2005-05-30
    listed $120,000
12. 2005-05-30
    historical
13. 2005-04-17
    listed $122,000
14. 2003-05-21
    soldstatus $101,000
15. 2003-02-19
    soldstatus $101,000
16. 2003-02-19
    soldstatus $101,000
17. 2003-01-27
    historical
18. 2002-10-02
    listed $104,900
19. 2002-09-26
    listed $104,900
20. 1993-08-11
    soldstatus $57,500
21. 1988-08-01
    soldstatus $39,500

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,981 · $165/mo
• Expected delta: +$636/yr (+$53/mo · 47.3%)

ⓘ 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) · 22% 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: $16,532
• − Mortgage interest: −$9,517
• − Property taxes: −$1,345
• − Insurance: −$850
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,943
• Taxable loss: −$2,767
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $838/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

+330.1% since first listed

21 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-20 Contingent — MiRealSource-MiMLS
• 2026-04-20 Contingent — REALCOMP
• 2026-04-11 Listed $169,900 MiRealSource-MiMLS
• 2026-04-11 Listed $169,900 REALCOMP
• 2026-04-10 Coming Soon $169,900 MiRealSource-MiMLS
• 2005-08-09 Listing Removed — REALCOMP
• 2005-05-31 Listed $120,000 REALCOMP
• 2005-05-31 Listing Removed — REALCOMP
• 2005-05-30 Listing Removed — REALCOMP
• 2005-05-30 Listed $120,000 REALCOMP
• 2005-04-17 Listed $122,000 REALCOMP
• 2003-05-21 Sold (Public Records) $101,000 Public Records
• 2003-02-19 Sold (MLS) $101,000 MiRealSource-MiMLS
• 2003-02-19 Sold (MLS) $101,000 REALCOMP
• 2003-01-27 Listing Removed — MiRealSource-MiMLS
• 2002-10-02 Listed $104,900 MiRealSource-MiMLS
• 2002-09-26 Listed $104,900 REALCOMP
• 1993-08-11 Sold (Public Records) $57,500 Public Records
• 1988-08-01 Sold (Public Records) $39,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,345 · +23.7% YoY. Source: county tax records.