782 Stanley Ave · Pontiac, MI 48340

$115,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 46 Days on market

Built 1920 0.28 ac lot $118/sqft · 9% below area Est $95k · 22% over

---

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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you'll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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, crime F, amenities 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.
• Zoned schools: Alcott School (math 5% / reading 5%, grade F, #1,325 of 1,397 statewide, top 99%, 180 students, 86% FRL); Pontiac Middle School (math 8% / reading 23%, grade F, #450 of 493 statewide, top 91%, 729 students, 81% FRL); Pontiac High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 935 students, 75% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents rising fast (+4.7%/yr); 85 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $795 of loan paydown is wiped out by about $3k 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 + 4.7% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $115k implies a 1050% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1920 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (median comp): $94,547
• List price: $115,000
• Delta: 21.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
753 Stanley Ave	0.07mi	3/1.0	995 (+2%)	2mo	$153,000	$154	91
731 Stanley Ave	0.11mi	3/1.0	981 (+1%)	3mo	$155,000	$158	90
138 Lakeside St	0.13mi	3/1.0	951 (-2%)	1mo	$109,900	$116	89
774 Corwin Ct	0.21mi	3/1.0	1,000 (+3%)	1mo	$113,000	$113	85
152 W Mansfield Ave	0.38mi	3/1.0	971 (-0%)	2mo	$143,000	$147	80
1072 Cloverlawn Dr	0.59mi	3/1.0	958 (-1%)	1mo	$150,000	$157	69
173 High St	0.29mi	2/1.0 (-1)	861 (-11%)	1mo	$155,000	$180	61
141 W Cornell Ave	0.52mi	3/1.0	888 (-9%)	2mo	$130,000	$146	59
42 Pingree Ave	0.65mi	2/1.0 (-1)	945 (-3%)	4mo	$61,500	$65	57
195 W Strathmore Ave	0.68mi	2/1.0 (-1)	934 (-4%)	1mo	$159,000	$170	56
146 W Beverly Ave	0.49mi	3/1.0	1,100 (+13%)	1mo	$132,500	$120	54
184 W Strathmore Ave	0.71mi	2/1.0 (-1)	888 (-9%)	3mo	$105,000	$118	45

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,981
• Equity at exit: $17,147

10-year hold

• IRR: 9.7%
• Equity multiple: 1.80×
• Total profit: $25,843
• Equity at exit: $9,943

Cash invested: $32,200 (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 48340

• Rents YoY: 4.7%
• Active inventory: 85
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $229

Break-even live

Break-even rent $896

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $294	-5% $262	+0% $229	+5% $197	+10% $164
Rent	-10% $135	-5% $182	+0% $229	+5% $276	+10% $323
Rate	-1.0pp $287	-0.5pp $258	base $229	+0.5pp $199	+1.0pp $169

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 S Merrimac St Pontiac, MI	2.0	1.0	625	$825	$1.32	23d	1	0.26mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	45d	1	0.29mi
191 W Kennett Rd Unit 304 Pontiac, MI	2.0	1.0	850	$875	$1.03	45d	1	0.30mi
76 N Merrimac St Pontiac, MI	2.0	1.0	633	$1,450	$2.29	45d	1	0.32mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	45d	1	0.52mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	23d	1	0.52mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	6d	1	0.74mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	45d	1	1.00mi
370 W Hopkins Ave Pontiac, MI	1.0–2.0	1.0	700	$1,100	$1.57	45d	39	1.07mi
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	21d	1	1.09mi
97 Fairgrove St Apt 2 Pontiac, MI	2.0	1.0	800	$1,100	$1.38	6d	1	1.38mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	45d	1	1.38mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	45d	1	1.49mi

Listing history 14 events

1. 2026-05-11
   status Pending 856-char remark

   Show marketing remark (862 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you’ll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

2. 2026-05-11
   status Pending 862-char remark

   Show marketing remark (862 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you’ll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

3. 2026-04-09
   price $115,000 856-char remark

   Show marketing remark (862 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you’ll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

4. 2026-04-09
   price $115,000 862-char remark

   Show marketing remark (862 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you’ll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

5. 2026-03-27
   listed $125,000 Active 856-char remark

   Show marketing remark (862 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you’ll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

6. 2026-03-27
   listed $125,000 Active 862-char remark

   Show marketing remark (862 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you’ll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

7. 2026-03-24
   historical $125,000 856-char remark

   Show marketing remark (856 chars)

   2-bedroom, 1-bath home on a corner lot in Pontiac with two driveways offering added convenience and flexibility for parking or guests. Inside, you'll find a combined kitchen, living, and laundry space with a layout that keeps everything easily accessible and functional. A standout feature is the large handicap-accessible deck, creating a great space to enjoy the outdoors or extend your living area in warmer months. The detached 2-car garage offers more than just parking, complete with a built-in workspace and cabinets, plus two additional sheds for extra storage. Major updates include a furnace approximately 4 years old and a roof estimated at 8 years. Washer and dryer are not included. With its layout, storage, and outdoor space, this property offers a great starting point for someone ready to make it their own. Agent is related to the seller.

8. 2008-12-08
   soldstatus $10,000
9. 2008-12-08
   soldstatus $10,000
10. 2008-10-08
    historical
11. 2008-07-04
    listed $13,500
12. 2008-07-04
    listed $13,500
13. 1991-10-17
    soldstatus $38,000
14. 1973-06-26
    soldstatus $15,300

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$545/yr (+$45/mo · 80.1%)

ⓘ 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 ≥97°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: $14,230
• − Mortgage interest: −$6,442
• − Property taxes: −$681
• − Insurance: −$575
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,345
• Taxable income: $910
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,531/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): 25,669
• Household income: $47,891
• Rent vs Own: 54.3% rent · 45.7% own
• Severe rent burden: 1460.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 31% Hispanic / Latino 31% White 29% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 7%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 74% English-only · Spanish 23% Other Asian/Pacific 2% Chinese 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: ▼ -295.80%
• Current HPI: 177.961
• Rent YoY: ▲ 4.73%
• 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

+651.6% since first listed

14 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-04-09 Price Changed $115,000 MiRealSource-MiMLS
• 2026-04-09 Price Changed $115,000 REALCOMP
• 2026-03-27 Listed $125,000 MiRealSource-MiMLS
• 2026-03-27 Listed $125,000 REALCOMP
• 2026-03-24 Coming Soon $125,000 MiRealSource-MiMLS
• 2008-12-08 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2008-12-08 Sold (MLS) $10,000 REALCOMP
• 2008-10-08 Listing Removed — MiRealSource-MiMLS
• 2008-07-04 Listed $13,500 MiRealSource-MiMLS
• 2008-07-04 Listed $13,500 REALCOMP
• 1991-10-17 Sold (Public Records) $38,000 Public Records
• 1973-06-26 Sold (Public Records) $15,300 Public Records

Property tax history

-7.3%/yr

Latest (2025): $681 · -11.3% YoY. Source: county tax records.