177 S Marshall St · Pontiac, MI 48342

$97,000

2 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 118 Days on market

Built 1943 6,098 sqft lot $66/sqft · 46% below area Est $92k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +4.9/15.0
• 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

Great starter or investment home. Move in ready

Key facts

• 6,098 sq ft lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $88k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 87 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $671 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 + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $18k; list at $97k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,270 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.37% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.31%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (median comp): $91,661
• List price: $97,000
• Delta: 5.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 S Marshall St	0.27mi	3/1.0 (+1)	1,491 (+1%)	11mo	$81,000	$54	72
228 S Marshall St	0.10mi	3/1.0 (+1)	1,606 (+9%)	16mo	$135,500	$84	62
291 Michigan Ave	0.55mi	2/1.5	1,400 (-5%)	5mo	$108,000	$77	60
23 Martin Luther King JR Blvd N	0.39mi	3/1.5 (+1)	1,412 (-4%)	13mo	$205,000	$145	57
116 Raymond St	0.63mi	3/1.5 (+1)	1,511 (+2%)	9mo	$225,000	$149	52
103 N Roselawn St	0.70mi	3/2.0 (+1)	1,487 (+1%)	10mo	$105,000	$71	49
465 S Marshall St	0.55mi	3/2.0 (+1)	1,368 (-7%)	6mo	$133,000	$97	48
53 N Roselawn St	0.62mi	3/2.5 (+1)	1,400 (-5%)	8mo	$180,000	$129	45
55 N Roselawn Street St	0.63mi	3/2.5 (+1)	1,400 (-5%)	8mo	$180,000	$129	45
161 Perkins St	0.74mi	3/2.5 (+1)	1,471 (-0%)	12mo	$180,000	$122	44
135 Osmun St	0.72mi	3/2.5 (+1)	1,368 (-7%)	10mo	$210,000	$154	35
251 E Judson St	0.59mi	3/2.0 (+1)	1,299 (-12%)	17mo	$112,000	$86	29

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $10,671
• Equity at exit: $14,463

10-year hold

• IRR: 19.1%
• Equity multiple: 2.59×
• Total profit: $43,266
• Equity at exit: $8,387

Cash invested: $27,160 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$509
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $414

Break-even live

Break-even rent $802

Max offer price $97,000

Occupancy floor 64%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,384	$1.20	17d	1	0.12mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.19mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	43d	1	0.56mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	17d	1	0.60mi
489 Central Ave Pontiac, MI	2.0	1.0	1140	$1,195	$1.05	4d	1	0.77mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	16d	1	0.80mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	4d	1	0.80mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	0.90mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	1.00mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	43d	1	1.00mi
35 N Saginaw St Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	43d	1	1.20mi
35 N Saginaw St Unit 2 Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	43d	1	1.20mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	1.24mi
20 Frank St Pontiac, MI	1.0	1.0	995	$800	$0.80	17d	1	1.27mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	43d	1	1.32mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	1.33mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	24d	1	1.33mi
124 Alice Ave Bloomfield Township, MI	3.0	1.0	1440	$2,000	$1.39	4d	1	1.38mi
5 Carter St Pontiac, MI	1.0	1.0	880	$1,034	$1.18	4d	1	1.41mi
471 Montana Ave Pontiac, MI	3.0	1.0	1017	$1,599	$1.57	43d	1	1.42mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $97,000 Active 118 DOM
2. 2026-06-17
   days on market $97,000 Active 117 DOM
3. 2026-06-16
   days on market $97,000 Active 116 DOM
4. 2026-06-15
   days on market $97,000 Active 115 DOM
5. 2026-06-13
   days on market $97,000 Active 113 DOM
6. 2026-06-13
   days on market $97,000 Active 112 DOM
7. 2026-06-10
   price $97,000 Active 109 DOM
8. 2026-06-09
   days on market $99,900 Active 109 DOM
9. 2026-06-08
   days on market $99,900 Active 108 DOM
10. 2026-06-07
    days on market $99,900 Active 107 DOM
11. 2026-06-04
    days on market $99,900 Active 104 DOM
12. 2026-06-03
    days on market $99,900 Active 103 DOM
13. 2026-06-02
    days on market $99,900 Active 102 DOM
14. 2026-06-01
    days on market $99,900 Active 101 DOM
15. 2026-05-31
    days on market $99,900 Active 100 DOM
16. 2026-02-20
    listed $99,900 Active 47-char remark

    Show marketing remark (47 chars)

    Great starter or investment home. Move in ready

17. 2026-02-20
    listed $99,900 Active 47-char remark

    Show marketing remark (47 chars)

    Great starter or investment home. Move in ready

18. 2019-07-18
    soldstatus $17,500 Closed
19. 2019-07-18
    soldstatus $17,500
20. 2019-06-10
    status Pending
21. 2019-06-04
    price $20,000
22. 2019-05-28
    listed $25,000 Active
23. 2019-05-28
    listed $20,000
24. 2000-01-06
    soldstatus $27,500
25. 1999-01-14
    soldstatus $18,000
26. 1990-01-30
    soldstatus $16,605

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$239/yr (+$20/mo · 23.5%)

ⓘ 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: $15,921
• − Mortgage interest: −$5,434
• − Property taxes: −$1,016
• − Insurance: −$485
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,822
• Taxable income: $3,617
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $4,104/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

+501.6% since first listed

11 events — show timeline

• 2026-02-20 Listed $99,900 REALCOMP
• 2026-02-20 Listed $99,900 MiRealSource-MiMLS
• 2019-07-18 Sold (MLS) $17,500 REALCOMP
• 2019-07-18 Sold (MLS) $17,500 MiRealSource-MiMLS
• 2019-06-10 Pending — MiRealSource-MiMLS
• 2019-06-04 Price Changed $20,000 MiRealSource-MiMLS
• 2019-05-28 Listed $20,000 REALCOMP
• 2019-05-28 Listed $25,000 MiRealSource-MiMLS
• 2000-01-06 Sold (Public Records) $27,500 Public Records
• 1999-01-14 Sold (Public Records) $18,000 Public Records
• 1990-01-30 Sold (Public Records) $16,605 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,016 · -47.8% YoY. Source: county tax records.