992 Kettering Ave · Pontiac, MI 48340

$125,000

3 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 49 Days on market

Built 1954 7,492 sqft lot $61/sqft · 52% below area Est $132k · 6% under

---

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
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +8.5/10.0
• 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

TENANT OCCUPIED!This Ranch home has 3 bedrooms 1 bath, separate dining room, partially finished basement. No garage. Photos are from before tenant move in. Tenant since 2014, currently month to month and paying $1,253.

Key facts

• 7,492 sq ft lot
• Built 1954
• Listed 49 days

Property features AI

Exterior

• Home design: Ranch-style single family residence; Built in 1954
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Partial basement

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 $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 2 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 42% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $64k; list at $125k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1954 — 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: 1.35% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $132,482
• List price: $125,000
• Delta: -5.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
790 Cameron Ave	0.38mi	2/1.0 (-1)	2,084 (+2%)	7mo	$149,000	$71	68
808 Kettering Ave	0.35mi	3/2.0	1,882 (-8%)	6mo	$225,000	$120	61
881 Bay St	0.40mi	3/2.5	2,108 (+3%)	20mo	$261,500	$124	54
862 Melrose St	0.32mi	3/1.5	1,772 (-14%)	17mo	$170,000	$96	46
777 Emerson Ave	0.41mi	4/3.0 (+1)	1,797 (-12%)	6mo	$207,000	$115	42
1121 Carpenter Dr	0.47mi	3/2.5	2,342 (+14%)	12mo	$411,000	$175	38
721 Clara Ave	0.75mi	2/2.0 (-1)	2,274 (+11%)	20mo	$170,000	$75	21

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: 9.8%
• Equity multiple: 1.40×
• Total profit: $13,857
• Equity at exit: $18,638

10-year hold

• IRR: 20.3%
• Equity multiple: 2.85×
• Total profit: $64,909
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $488

Break-even live

Break-even rent $1,073

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	19d	1	0.84mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	43d	1	1.42mi

Listing history 24 events

1. 2026-06-15
   status $125,000 Pending 49 DOM

   Show marketing remark (218 chars)

   TENANT OCCUPIED!This Ranch home has 3 bedrooms 1 bath, separate dining room, partially finished basement. No garage. Photos are from before tenant move in. Tenant since 2014, currently month to month and paying $1,253.

2. 2026-06-15
   days on market $125,000 Active 49 DOM

   Show marketing remark (218 chars)

   TENANT OCCUPIED!This Ranch home has 3 bedrooms 1 bath, separate dining room, partially finished basement. No garage. Photos are from before tenant move in. Tenant since 2014, currently month to month and paying $1,253.

3. 2026-06-13
   days on market $125,000 Active 47 DOM
4. 2026-06-13
   days on market $125,000 Active 46 DOM
5. 2026-06-09
   days on market $125,000 Active 43 DOM
6. 2026-06-08
   days on market $125,000 Active 42 DOM
7. 2026-06-07
   days on market $125,000 Active 41 DOM
8. 2026-06-04
   days on market $125,000 Active 38 DOM
9. 2026-06-03
   days on market $125,000 Active 37 DOM
10. 2026-06-02
    days on market $125,000 Active 36 DOM
11. 2026-06-01
    days on market $125,000 Active 35 DOM
12. 2026-05-31
    days on market $125,000 Active 34 DOM
13. 2026-04-27
    listed $125,000 Active 218-char remark

    Show marketing remark (218 chars)

    TENANT OCCUPIED!This Ranch home has 3 bedrooms 1 bath, separate dining room, partially finished basement. No garage. Photos are from before tenant move in. Tenant since 2014, currently month to month and paying $1,253.

14. 2026-04-27
    listed $125,000 Active 224-char remark

    Show marketing remark (218 chars)

    TENANT OCCUPIED!This Ranch home has 3 bedrooms 1 bath, separate dining room, partially finished basement. No garage. Photos are from before tenant move in. Tenant since 2014, currently month to month and paying $1,253.

15. 2026-04-27
    listed $125,000 Active

    Show marketing remark (218 chars)

    TENANT OCCUPIED!This Ranch home has 3 bedrooms 1 bath, separate dining room, partially finished basement. No garage. Photos are from before tenant move in. Tenant since 2014, currently month to month and paying $1,253.

16. 2018-05-24
    soldstatus $64,200
17. 2014-06-19
    soldstatus $850
18. 2014-06-05
    historical
19. 2014-05-27
    listed $850
20. 2012-08-10
    soldstatus $25,000
21. 2012-08-10
    soldstatus $25,000
22. 2012-07-08
    historical
23. 2012-06-25
    listed $30,000
24. 2012-06-25
    listed $30,000

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$122/yr (+$10/mo · 7.2%)

ⓘ 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 ≥97°F today · 14 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: $20,295
• − Mortgage interest: −$7,002
• − Property taxes: −$1,682
• − Insurance: −$625
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$3,636
• Taxable income: $4,103
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,875/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

+316.7% since first listed

15 events — show timeline

• 2026-06-15 Pending — REALCOMP
• 2026-06-15 Pending — MiRealSource-MiMLS
• 2026-06-15 Pending — SW Michigan MLS
• 2026-04-27 Listed $125,000 REALCOMP
• 2026-04-27 Listed $125,000 SW Michigan MLS
• 2026-04-27 Listed $125,000 MiRealSource-MiMLS
• 2018-05-24 Sold (Public Records) $64,200 Public Records
• 2014-06-19 Sold (MLS) $850 MiRealSource-MiMLS
• 2014-06-05 Listing Removed — MiRealSource-MiMLS
• 2014-05-27 Listed $850 MiRealSource-MiMLS
• 2012-08-10 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2012-08-10 Sold (MLS) $25,000 REALCOMP
• 2012-07-08 Listing Removed — MiRealSource-MiMLS
• 2012-06-25 Listed $30,000 MiRealSource-MiMLS
• 2012-06-25 Listed $30,000 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $1,682 · +2.8% YoY. Source: county tax records.