1119 Lakeview St · Pontiac, MI 48328 3822

$134,999

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 208 Days on market

Built 1929 5,662 sqft lot $176/sqft · 16% below area Est $161k · 16% under ↓ 10% since listing

---

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 +19.3/30.0
• ARV discount +14.8/15.0
• DSCR +6.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck - perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don't miss your chance to own this upgraded, turnkey home!!

Key facts

• Fenced yard
• Large backyard
• Spacious deck

Tags

• FENCED YARD
• SPACIOUS DECK
• LARGE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (7.1% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

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.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 0.93% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $161,165
• List price: $134,999
• Delta: -16.24%
• 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
1119 Lakeview St	0.00mi	2/1.0	768 (0%)	0mo	$130,000	$169	100
1094 Lakeview St	0.05mi	2/1.0	724 (-6%)	9mo	$135,000	$186	81
1090 Boston Ave	0.31mi	2/1.0	744 (-3%)	6mo	$156,500	$210	76
1090 Lakeview Street St	0.06mi	2/1.0	836 (+9%)	9mo	$148,800	$178	75
99 Calvert Ave	0.08mi	2/1.0	868 (+13%)	6mo	$155,000	$179	69
59 Camley Dr	0.52mi	2/1.0	725 (-6%)	1mo	$155,000	$214	66
1160 Boston Ave	0.31mi	2/1.0	850 (+11%)	5mo	$150,000	$176	64
150 N Josephine Ave	0.43mi	2/1.0	693 (-10%)	3mo	$90,000	$130	61
1064 Myrtle Ave N	0.13mi	3/1.0 (+1)	880 (+15%)	5mo	$185,000	$210	60
1124 Holbrook Ave	0.36mi	2/1.0	851 (+11%)	9mo	$155,000	$182	58
38 Hazel Ave	0.65mi	2/1.0	847 (+10%)	2mo	$93,900	$111	51
230 Dick Ave	0.48mi	3/1.0 (+1)	880 (+15%)	9mo	$210,000	$239	41

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: 11.9%
• Equity multiple: 1.68×
• Total profit: $25,721
• Equity at exit: $60,701

10-year hold

• IRR: 14.0%
• Equity multiple: 3.07×
• Total profit: $78,226
• Equity at exit: $93,548

Cash invested: $37,800 (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 48328 3822

• Active inventory: 1
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$708
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $149

Break-even live

Break-even rent $1,065

Max offer price $134,999

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $187	+0% $149	+5% $111	+10% $73
Rent	-10% $50	-5% $100	+0% $149	+5% $199	+10% $248
Rate	-1.0pp $217	-0.5pp $183	base $149	+0.5pp $114	+1.0pp $79

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	25d	1	0.24mi
311 S Telegraph Rd Pontiac, MI	1.0–2.0	1.0	732	$1,200	$1.64	44d	1	0.69mi
100 Miami Rd Pontiac, MI	1.0	1.0	660	$750	$1.14	12d	1	0.78mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	5d	1	0.88mi
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	44d	1	0.99mi
574 W Huron St Pontiac, MI	1.0	1.0	575	$999	$1.74	44d	1	1.05mi
2750 Cherokee Dr Waterford Twp, MI	1.0–2.0	1.0	1000	$1,389	$1.39	0d	8	1.10mi
18 Salmer Ave Pontiac, MI	1.0	1.0	595	$818	$1.37	44d	1	1.22mi
3530 Denise Ct Waterford Twp, MI	1.0–2.0	1.0–1.5	890	$1,980	$2.22	0d	15	1.29mi
3530 Denise Ct Waterford Twp, MI	1.0–2.0	1.0–1.5	1004	$1,910	$1.90	24d	15	1.29mi
97 Mary Day Ave Apt 3 Pontiac, MI	1.0	1.0	600	$950	$1.58	44d	1	1.41mi
1671 Cass Lake Rd Keego Harbor, MI	1.0	1.0	743	$1,200	$1.62	44d	1	1.42mi
152 Washington St Pontiac, MI	2.0	1.0	650	$775	$1.19	44d	1	1.43mi
1240 Wagner Ave Bloomfield Hills, MI	2.0	1.0	704	$1,550	$2.20	44d	1	1.47mi

Listing history 15 events

1. 2026-06-15
   remarks 462-char remark
2. 2026-06-15
   listing id $134,999 Pending 208 DOM
3. 2026-06-08
   statusdays on market $134,999 Pending 208 DOM
4. 2026-06-07
   days on market $134,999 Active 207 DOM
5. 2026-06-04
   days on market $134,999 Active 204 DOM
6. 2026-06-03
   days on market $134,999 Active 203 DOM
7. 2026-06-02
   days on market $134,999 Active 202 DOM
8. 2026-06-01
   days on market $134,999 Active 201 DOM
9. 2026-05-31
   days on market $134,999 Active 200 DOM
10. 2026-04-07
    price $134,999 462-char remark

    Show marketing remark (472 chars)

    Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck—perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don’t miss your chance to own this upgraded, turnkey home!!

11. 2026-04-07
    price $134,999 472-char remark

    Show marketing remark (472 chars)

    Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck—perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don’t miss your chance to own this upgraded, turnkey home!!

12. 2026-02-10
    price $139,998 462-char remark

    Show marketing remark (472 chars)

    Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck—perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don’t miss your chance to own this upgraded, turnkey home!!

13. 2026-02-10
    price $139,998 472-char remark

    Show marketing remark (472 chars)

    Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck—perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don’t miss your chance to own this upgraded, turnkey home!!

14. 2025-11-12
    listed $149,988 Active 472-char remark

    Show marketing remark (462 chars)

    Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck - perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don't miss your chance to own this upgraded, turnkey home!!

15. 2025-11-12
    listed $149,988 Active 462-char remark

    Show marketing remark (462 chars)

    Discover this charming ranch-style home featuring a beautifully fenced yard and spacious deck - perfect for outdoor entertaining. With 2 bedrooms and 2 fully updated bathrooms, this move-in-ready gem boasts fresh paint and thoughtful upgrades throughout. Enjoy a large backyard ideal for pets, play, or relaxation. Conveniently located near restaurants, shopping, and freeway access for easy commuting. Don't miss your chance to own this upgraded, turnkey home!!

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$574/yr (+$48/mo · 61.8%)

ⓘ 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: $15,050
• − Mortgage interest: −$7,562
• − Property taxes: −$930
• − Insurance: −$675
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,927
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,898/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-10.0% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $134,999 MiRealSource-MiMLS
• 2026-04-07 Price Changed $134,999 REALCOMP
• 2026-02-10 Price Changed $139,998 MiRealSource-MiMLS
• 2026-02-10 Price Changed $139,998 REALCOMP
• 2025-11-12 Listed $149,988 REALCOMP
• 2025-11-12 Listed $149,988 MiRealSource-MiMLS

Property tax history

-3.4%/yr

Latest (2025): $930 · -34.5% YoY. Source: county tax records.