643 E Kennett Rd · Pontiac, MI 48340

$75,000

3 bd · 1.0 ba · 1,942 sqft · SingleFamily public records · 15 Days on market

Built 1920 6,970 sqft lot $39/sqft · 70% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

The seller has directed that the property stay on the market until April 30th At 5:00 p. m. after that time the showings will be discontinued and the seller will review any and all offers that they have received. Excellent opportunity in Pontiac. This bungalow has an excellent floor plan and is waiting for the next homeowner or an investor to come in and restore it back to its original glory. Property is being sold as is. Enter property at own risk.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 43% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

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: 2.27% ✓
• Cap rate: 20.09%
• Cash-on-cash: 49.26%
• DSCR: 3.19
• GRM: 3.7

CMA / ARV

• ARV (median comp): $152,556
• List price: $75,000
• Delta: -50.84%
• 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
615 Lenox Ave	0.18mi	3/1.5	1,912 (-2%)	1mo	$192,000	$100	86
663 Lenox Ave	0.17mi	3/1.0	1,886 (-3%)	8mo	$182,000	$97	80
679 Linda Vista Dr	0.36mi	3/1.0	1,890 (-3%)	4mo	$150,000	$79	75
594 E Mansfield Ave	0.38mi	3/1.0	1,774 (-9%)	3mo	$195,000	$110	66
207 Victory Dr	0.45mi	3/2.0	1,870 (-4%)	6mo	$195,000	$104	64
608 Brady Ln	0.50mi	4/2.5 (+1)	1,880 (-3%)	8mo	$274,999	$146	54
596 Brady Ln	0.51mi	4/2.5 (+1)	1,880 (-3%)	9mo	$279,999	$149	52
86 Marquette St	0.70mi	3/2.0	1,985 (+2%)	11mo	$175,000	$88	50
790 Cameron Ave	0.66mi	2/1.0 (-1)	2,084 (+7%)	7mo	$149,000	$71	46
730 Stirling St	0.49mi	4/2.0 (+1)	1,712 (-12%)	4mo	$180,000	$105	45
451 Martin Luther King Jr Blvd N	0.61mi	3/1.5	1,677 (-14%)	10mo	$170,000	$101	38
777 Emerson Ave	0.68mi	4/3.0 (+1)	1,797 (-8%)	6mo	$207,000	$115	38

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: 48.8%
• Equity multiple: 3.18×
• Total profit: $45,769
• Equity at exit: $11,183

10-year hold

• IRR: 55.0%
• Equity multiple: 6.87×
• Total profit: $123,367
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $862

Break-even live

Break-even rent $609

Max offer price $75,000

Occupancy floor 44%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.53mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	43d	1	0.72mi
107 N Sanford St Pontiac, MI	4.0	1.5	1467	$1,750	$1.19	43d	1	1.24mi
863 Amanda Ln Pontiac, MI	3.0	2.0	1434	$1,800	$1.26	19d	1	1.27mi

Listing history 6 events

1. 2026-05-05
   status Pending 453-char remark

   Show marketing remark (454 chars)

   The seller has directed that the property stay on the market until April 30th At 5:00 p. m. after that time the showings will be discontinued and the seller will review any and all offers that they have received. Excellent opportunity in Pontiac. This bungalow has an excellent floor plan and is waiting for the next homeowner or an investor to come in and restore it back to its original glory. Property is being sold as is. Enter property at own risk.

2. 2026-05-05
   status Pending 454-char remark

   Show marketing remark (454 chars)

   The seller has directed that the property stay on the market until April 30th At 5:00 p. m. after that time the showings will be discontinued and the seller will review any and all offers that they have received. Excellent opportunity in Pontiac. This bungalow has an excellent floor plan and is waiting for the next homeowner or an investor to come in and restore it back to its original glory. Property is being sold as is. Enter property at own risk.

3. 2026-04-20
   listed $75,000 Active 454-char remark

   Show marketing remark (453 chars)

   The seller has directed that the property stay on the market until April 30th At 5:00 p. m. after that time the showings will be discontinued and the seller will review any and all offers that they have received. Excellent opportunity in Pontiac. This bungalow has an excellent floor plan and is waiting for the next homeowner or an investor to come in and restore it back to its original glory. Property is being sold as is. Enter property at own risk.

4. 2026-04-20
   listed $75,000 Active 453-char remark

   Show marketing remark (453 chars)

   The seller has directed that the property stay on the market until April 30th At 5:00 p. m. after that time the showings will be discontinued and the seller will review any and all offers that they have received. Excellent opportunity in Pontiac. This bungalow has an excellent floor plan and is waiting for the next homeowner or an investor to come in and restore it back to its original glory. Property is being sold as is. Enter property at own risk.

5. 1989-11-21
   soldstatus $45,000
6. 1975-09-10
   soldstatus $23,000

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$240/yr (+$20/mo · 35.4%)

ⓘ 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: $20,400
• − Mortgage interest: −$4,201
• − Property taxes: −$676
• − Insurance: −$375
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,182
• Taxable income: $9,702
• Est. tax owed @ 24.0%: −$2,329
• After-tax cash flow: $8,017/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

+226.1% since first listed

6 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-20 Listed $75,000 REALCOMP
• 2026-04-20 Listed $75,000 MiRealSource-MiMLS
• 1989-11-21 Sold (Public Records) $45,000 Public Records
• 1975-09-10 Sold (Public Records) $23,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $676 · -11.3% YoY. Source: county tax records.