151 W Sheffield Ave · Pontiac, MI 48340

$110,000

5 bd · 2.0 ba · 2,683 sqft · SingleFamily public records · 23 Days on market

Built 1952 9,148 sqft lot Est $193k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $833 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• At $2,003/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 1460% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.82% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.47%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $193,176
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 W Chicago Ave	0.38mi	4/3.0 (-1)	2,640 (-2%)	1mo	$190,000	$72	70

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: 29.5%
• Equity multiple: 2.26×
• Total profit: $38,823
• Equity at exit: $16,401

10-year hold

• IRR: 37.8%
• Equity multiple: 4.81×
• Total profit: $117,323
• Equity at exit: $9,511

Cash invested: $30,800 (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: 83
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $833

Break-even live

Break-even rent $948

Max offer price $110,000

Occupancy floor 53%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1554 Meadow Ridge Dr Pontiac, MI	4.0	2.5	2616	$2,500	$0.96	18d	1	0.99mi

Listing history 12 events

1. 2026-05-19
   status Pending 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

2. 2026-05-19
   status Pending 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

3. 2026-05-12
   status Active 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

4. 2026-05-12
   status Active 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

5. 2026-05-11
   status Pending 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

6. 2026-05-11
   status Pending 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

7. 2026-05-08
   status Active 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

8. 2026-05-08
   status Active 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

9. 2026-03-10
   status Pending 484-char remark

   Show marketing remark (484 chars)

   HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

10. 2026-03-10
    status Pending 484-char remark

    Show marketing remark (484 chars)

    HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

11. 2026-02-28
    listed $110,000 Active 484-char remark

    Show marketing remark (484 chars)

    HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

12. 2026-02-28
    listed $110,000 Active 484-char remark

    Show marketing remark (484 chars)

    HUD Home. Spacious colonial with 7 bedrooms, two full baths and a half bath in the basement. Second floor features a second kitchen area and additional living room along with several bedrooms, a full bath and it own heating system! Nestled on a great lot with a 2 car garage and shed for additional storage. Sold "AS IS" by elec. bid only. Prop avail 5/8/26. Bids open daily until sold. FHA Case 261-921396. IE- FHA 203K eligible. See HUDHomestore. gov for more information.

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,605 · $134/mo
• Expected delta: +$89/yr (+$7/mo · 5.9%)

ⓘ 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: $24,035
• − Mortgage interest: −$6,162
• − Property taxes: −$1,515
• − Insurance: −$550
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$3,200
• Taxable income: $8,763
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $7,897/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

+0.0% since first listed

12 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-12 Relisted — MiRealSource-MiMLS
• 2026-05-12 Relisted — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-08 Relisted — REALCOMP
• 2026-03-10 Pending — MiRealSource-MiMLS
• 2026-03-10 Pending — REALCOMP
• 2026-02-28 Listed $110,000 REALCOMP
• 2026-02-28 Listed $110,000 MiRealSource-MiMLS

Property tax history

+0.7%/yr

Latest (2025): $1,515 · -51.9% YoY. Source: county tax records.