520 Linda Vista Dr · Pontiac, MI 48342

$129,900

3 bd · 1.0 ba · 1,676 sqft · SingleFamily public records · 56 Days on market

Built 1955 6,534 sqft lot $78/sqft · 25% below area Est $176k · 26% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• 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

Unique opportunity in Pontiac offering space, flexibility, and value all in one! This well-maintained 2-bedroom home can easily be converted back to a 3-bedroom layout, giving you options to fit your needs. Enjoy a spacious primary bedroom, a brand new furnace (2025) for peace of mind, and a versatile basement perfect for storage, additional living space, or future bedroom potential. Carter's Plumbing recently replaced the water service from the curb stop to the house (2026; receipts available). Step outside to a fully fenced backyard and brand new deck (2026) providing privacy and security — ideal for pets, entertaining, or simply relaxing outdoors. Conveniently located near major ro

Key facts

• Brand new deck
• Versatile basement
• Conveniently located

Tags

• VERSATILE BASEMENT
• FULLY FENCED BACKYARD
• BRAND NEW DECK
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Herrington School (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 287 students, 88% 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: 90 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $898 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1955 — 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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $175,719
• List price: $129,900
• Delta: -26.08%
• 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
451 Martin Luther King Jr Blvd N	0.11mi	3/1.5	1,677 (+0%)	10mo	$170,000	$101	84
207 Victory Dr	0.18mi	3/2.0	1,870 (+12%)	6mo	$195,000	$104	63
679 Linda Vista Dr	0.26mi	3/1.0	1,890 (+13%)	4mo	$150,000	$79	63
576 Markle Ave	0.63mi	2/1.0 (-1)	1,633 (-3%)	1mo	$155,000	$95	60
730 Stirling St	0.55mi	4/2.0 (+1)	1,712 (+2%)	4mo	$180,000	$105	58
755 Scottwood St	0.52mi	3/1.0	1,450 (-14%)	6mo	$145,000	$100	48
608 Brady Ln	0.34mi	4/2.5 (+1)	1,880 (+12%)	8mo	$274,999	$146	46
596 Brady Ln	0.32mi	4/2.5 (+1)	1,880 (+12%)	9mo	$279,999	$149	46
570 E Kennett Rd	0.54mi	3/1.0	1,475 (-12%)	12mo	$143,170	$97	45
615 Lenox Ave	0.68mi	3/1.5	1,912 (+14%)	1mo	$192,000	$100	42
663 Lenox Ave	0.66mi	3/1.0	1,886 (+12%)	8mo	$182,000	$97	42
777 Emerson Ave	0.75mi	4/3.0 (+1)	1,797 (+7%)	6mo	$207,000	$115	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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,188
• Equity at exit: $19,369

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $31,723
• Equity at exit: $11,231

Cash invested: $36,372 (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: 90
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$681
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $365

Break-even live

Break-even rent $1,013

Max offer price $129,900

Occupancy floor 70%

Sensitivity live

Price	-10% $439	-5% $402	+0% $365	+5% $329	+10% $292
Rent	-10% $249	-5% $307	+0% $365	+5% $424	+10% $482
Rate	-1.0pp $431	-0.5pp $398	base $365	+0.5pp $332	+1.0pp $298

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	26d	1	0.19mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	45d	1	0.38mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	26d	1	0.38mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	45d	1	0.54mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	45d	1	0.74mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	45d	1	0.77mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	26d	1	0.87mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	45d	1	0.92mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	19d	1	1.24mi

Listing history 6 events

1. 2026-04-03
   historical
2. 2026-04-03
   historical
3. 2026-04-03
   listed $129,900 Active
4. 2026-04-03
   listed $129,900 Active
5. 2026-02-12
   listed $124,900 Active
6. 2026-02-12
   listed $124,900 Active

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: +$613/yr (+$51/mo · 79.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,702
• − Mortgage interest: −$7,276
• − Property taxes: −$775
• − Insurance: −$650
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,779
• Taxable income: $2,390
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $3,812/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

+4.0% since first listed

6 events — show timeline

• 2026-04-03 Listed $129,900 MiRealSource-MiMLS
• 2026-04-03 Listed $129,900 REALCOMP
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Listing Removed — REALCOMP
• 2026-02-12 Listed $124,900 MiRealSource-MiMLS
• 2026-02-12 Listed $124,900 REALCOMP

Property tax history

-2.4%/yr

Latest (2025): $775 · -10.3% YoY. Source: county tax records.