680 N Perry St · Pontiac, MI 48342

$124,900

3 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 1 Days on market

Built 1920 6,534 sqft lot Est $145k · 14% 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 +25.9/30.0
• ARV discount +13.7/15.0
• DSCR +8.7/10.0
• 1% rule +6.5/10.0
• 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

SPACIOUS COLONIAL!! Updated Home w/ 3 Bedrooms, 1 Full Bath, Spacious Living Room w/ New Carpet. Updated Kitchen New Sink, New Faucet, New Cabinets, New Counters, New Refrigerator & New Gas Range. New Carpet in Bedrooms, New Blinds, New Light Fixtures & Freshly Painted. Arched Doorways. Full Basement w/ Glass Block Windows. Covered Front Porch. HUGE Back Yard PERFECT for Entertaining or Relaxing. Conveniently Located Near M-59 & I-75, Parks, Restaurants & Shopping. (Property Taxes are Non-Homesteaded & will be Lower for Owner Occupant).

Key facts

• Covered front porch
• Full basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULL BASEMENT
• COVERED FRONT PORCH
• HUGE BACK YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot approximately 0.15 acres (68.08 x 98.05)

Exterior

• Parking: Driveway, no garage
• Utilities: Public water; Public sewer
• Home design: Single‑family residence; Two stories; Ground level entry with steps
• Construction: Aluminum and vinyl siding; Asphalt roof; Block foundation; Built with asphalt and siding materials
• Exterior features: Front porch; Paved road access; Pets allowed (cats and dogs)

Interior

• Kitchen: Free‑standing gas oven; Free‑standing refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.2% 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; 20 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.15% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $144,942
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
570 E Kennett Rd	0.40mi	3/1.0	1,475 (-0%)	12mo	$143,170	$97	71
427 Valencia Dr	0.42mi	3/1.5	1,449 (-2%)	16mo	$185,000	$128	62
755 Scottwood St	0.74mi	3/1.0	1,450 (-2%)	6mo	$145,000	$100	57
127 Victory Dr	0.32mi	3/2.0	1,610 (+9%)	13mo	$153,000	$95	55
636 E Kennett Rd	0.45mi	2/1.0 (-1)	1,507 (+2%)	19mo	$99,000	$66	55
54 Nelson St	0.45mi	4/1.5 (+1)	1,558 (+5%)	12mo	$149,900	$96	54
576 Markle Ave	0.51mi	2/1.0 (-1)	1,633 (+10%)	1mo	$155,000	$95	53
613 Markle Ave	0.56mi	4/1.0 (+1)	1,416 (-4%)	13mo	$174,000	$123	51
25 Ellwood St	0.49mi	3/1.0	1,294 (-12%)	8mo	$127,700	$99	49
50 Lewis St	0.62mi	3/1.0	1,614 (+9%)	10mo	$62,500	$39	48
451 Martin Luther King Jr Blvd N	0.52mi	3/1.5	1,677 (+13%)	10mo	$170,000	$101	44
53 Oakhill St	0.60mi	3/2.0	1,641 (+11%)	19mo	$161,000	$98	34

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-800
• Equity at exit: $18,623

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $24,338
• 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 48342

• Home prices YoY: -33.8%
• Active inventory: 87
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$655
• Tax from tax record: −$122 /mo · $1,469/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $305

Break-even live

Break-even rent $1,050

Max offer price $124,900

Occupancy floor 74%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	43d	1	0.13mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.20mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	0.24mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	43d	1	0.47mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	43d	1	0.51mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	0.51mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	43d	1	0.56mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	0.62mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	43d	1	0.74mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	12d	1	0.74mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	43d	1	0.87mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	17d	1	0.93mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	0.97mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	43d	1	0.98mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	43d	1	1.03mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	4d	1	1.16mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	24d	1	1.30mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.34mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	17d	1	1.38mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	43d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 552-char remark

   Show marketing remark (572 chars)

   SPACIOUS COLONIAL!! Updated Home w/ 3 Bedrooms, 1 Full Bath, Spacious Living Room w/ New Carpet. Updated Kitchen New Sink, New Faucet, New Cabinets, New Counters, New Refrigerator & New Gas Range. New Carpet in Bedrooms, New Blinds, New Light Fixtures & Freshly Painted. Arched Doorways. Full Basement w/ Glass Block Windows. Covered Front Porch. HUGE Back Yard PERFECT for Entertaining or Relaxing. Conveniently Located Near M-59 & I-75, Parks, Restaurants & Shopping. (Property Taxes are Non-Homesteaded & will be Lower for Owner Occupant).

2. 2026-06-17
   listed $124,900 Active 1 DOM

   Show marketing remark (572 chars)

   SPACIOUS COLONIAL!! Updated Home w/ 3 Bedrooms, 1 Full Bath, Spacious Living Room w/ New Carpet. Updated Kitchen New Sink, New Faucet, New Cabinets, New Counters, New Refrigerator & New Gas Range. New Carpet in Bedrooms, New Blinds, New Light Fixtures & Freshly Painted. Arched Doorways. Full Basement w/ Glass Block Windows. Covered Front Porch. HUGE Back Yard PERFECT for Entertaining or Relaxing. Conveniently Located Near M-59 & I-75, Parks, Restaurants & Shopping. (Property Taxes are Non-Homesteaded & will be Lower for Owner Occupant).

ⓘ 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: $1,469 · $122/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$227/yr (+$19/mo · 15.5%)

ⓘ 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: $17,236
• − Mortgage interest: −$6,996
• − Property taxes: −$1,469
• − Insurance: −$624
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,633
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,241/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

+940.8% since first listed

8 events — show timeline

• 2026-06-17 Listed $124,900 REALCOMP
• 2026-06-17 Listed $124,900 MiRealSource-MiMLS
• 2024-01-13 Rental Removed $975 APPFOLIO
• 2024-01-07 Listed for Rent $975 APPFOLIO
• 2022-02-03 Price Changed $975 APPFOLIO
• 2018-07-05 Sold (Public Records) $2,065,000 Public Records
• 1989-04-10 Sold (Public Records) $32,000 Public Records
• 1974-08-23 Sold (Public Records) $12,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,469 · +2.8% YoY. Source: county tax records.