91 Martin Luther King Jr Blvd N · Pontiac, MI 48342

$169,900

2 bd · 1.0 ba · 1,649 sqft · SingleFamily public records · 19 Days on market

Built 1951 4,792 sqft lot $103/sqft · 22% above area Est $141k · 21% over

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Why this score? — see what drove the F 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 +15.1/30.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LAND CONTRACT AVAILABLE. Beautifully renovated home in Pontiac featuring 2 bedrooms and 1 full bath on the main level, plus an additional 2 bedrooms and 1 full bath in the finished basement. This home has been completely updated with new flooring, recessed lighting throughout, and a stunning electric fireplace with floor-to-ceiling tile feature wall. The brand new kitchen offers modern cabinetry, quartz countertops, and new appliances. Bathrooms are updated with ceramic tile and stylish stand-up showers. The finished basement features epoxy flooring and a painted ceiling, adding extra living space and flexibility. Enjoy the large backyard, perfect for outdoor activities. Conveniently located near I-75 and M-59 for easy commuting.

Key facts

• Quartz countertops
• Renovated home
• Modern cabinetry

Tags

• RENOVATED HOME
• ELECTRIC FIREPLACE
• FLOOR TO CEILING TILE
• MODERN CABINETRY
• QUARTZ COUNTERTOPS
• EPOXY FLOORING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One level; Ground-level entry; Aluminum siding
• Construction: Built with aluminum siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (44 x 109.47)

Interior

• Kitchen: Gas cooktop; Disposal; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Fireplace in the living room; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $56 ($666/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 $139k (18.4% below list).
• Recommended offer: $139k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.4% in Pontiac — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, crime F, amenities 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.
• Zoned schools: Whitman Elementary School (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 601 students, 81% FRL); Pontiac Middle School (math 8% / reading 23%, grade F, #450 of 493 statewide, top 91%, 729 students, 81% FRL); Pontiac High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 935 students, 75% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 90 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($167k) 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.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,712 (18.4% below list)

Questions for the listing agent

1. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $140,646
• List price: $169,900
• Delta: 33.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Raymond St	0.26mi	3/1.5 (+1)	1,511 (-8%)	9mo	$225,000	$149	59
32 S Marshall St	0.25mi	3/1.0 (+1)	1,491 (-10%)	11mo	$81,000	$54	58
61 N Tasmania St	0.38mi	3/1.5 (+1)	1,800 (+9%)	7mo	$122,000	$68	54
15 N Edith St NE	0.21mi	2/2.5	1,755 (+6%)	24mo	$165,000	$94	54
23 Martin Luther King JR Blvd N	0.13mi	3/1.5 (+1)	1,412 (-14%)	13mo	$205,000	$145	52
451 Martin Luther King Jr Blvd N	0.67mi	3/1.5 (+1)	1,677 (+2%)	10mo	$170,000	$101	50
228 S Marshall St	0.62mi	3/1.0 (+1)	1,606 (-3%)	16mo	$135,500	$84	48
103 N Roselawn St	0.48mi	3/2.0 (+1)	1,487 (-10%)	10mo	$105,000	$71	44
127 Victory Dr	0.72mi	3/2.0 (+1)	1,610 (-2%)	13mo	$153,000	$95	43
434 Maxwell Rd	0.68mi	3/1.0 (+1)	1,500 (-9%)	21mo	$150,000	$100	31
427 Valencia Dr	0.66mi	3/1.5 (+1)	1,449 (-12%)	16mo	$185,000	$128	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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-24,057
• Equity at exit: $25,333

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-16,645
• Equity at exit: $14,690

Cash invested: $47,572 (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: 90
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$891
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $56

Break-even live

Break-even rent $1,317

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $152	-5% $104	+0% $56	+5% $7	+10% $-41
Rent	-10% $-54	-5% $1	+0% $56	+5% $110	+10% $165
Rate	-1.0pp $141	-0.5pp $99	base $56	+0.5pp $11	+1.0pp $-33

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	45d	1	0.44mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,384	$1.20	19d	1	0.50mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	26d	1	0.52mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	45d	1	0.52mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	26d	1	0.83mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	26d	1	0.99mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	45d	1	1.14mi
90 Marquette St Pontiac, MI	3.0	1.0	1886	$1,800	$0.95	45d	1	1.26mi
489 Central Ave Pontiac, MI	2.0	1.0	1140	$1,195	$1.05	7d	1	1.32mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	7d	1	1.35mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	18d	1	1.35mi

Listing history 31 events

1. 2026-06-21
   days on market $169,900 Active 19 DOM
2. 2026-06-18
   days on market $169,900 Active 16 DOM
3. 2026-06-17
   days on market $169,900 Active 15 DOM
4. 2026-06-16
   days on market $169,900 Active 14 DOM
5. 2026-06-15
   days on market $169,900 Active 13 DOM
6. 2026-06-13
   days on market $169,900 Active 11 DOM
7. 2026-06-13
   days on market $169,900 Active 10 DOM
8. 2026-06-09
   days on market $169,900 Active 7 DOM
9. 2026-06-08
   days on market $169,900 Active 6 DOM
10. 2026-06-07
    days on market $169,900 Active 5 DOM
11. 2026-06-04
    days on market $169,900 Active 2 DOM
12. 2026-06-02
    pricedays on marketlisting id $169,900 Active 1 DOM

    Show marketing remark (739 chars)

    LAND CONTRACT AVAILABLE. Beautifully renovated home in Pontiac featuring 2 bedrooms and 1 full bath on the main level, plus an additional 2 bedrooms and 1 full bath in the finished basement. This home has been completely updated with new flooring, recessed lighting throughout, and a stunning electric fireplace with floor-to-ceiling tile feature wall. The brand new kitchen offers modern cabinetry, quartz countertops, and new appliances. Bathrooms are updated with ceramic tile and stylish stand-up showers. The finished basement features epoxy flooring and a painted ceiling, adding extra living space and flexibility. Enjoy the large backyard, perfect for outdoor activities. Conveniently located near I-75 and M-59 for easy commuting.

13. 2026-06-01
    days on market $187,900 Active 61 DOM
14. 2026-05-31
    days on market $187,900 Active 60 DOM
15. 2026-05-16
    price $187,900 714-char remark
16. 2026-05-16
    price $187,900 714-char remark
17. 2026-05-02
    price $188,900 714-char remark
18. 2026-05-01
    price $188,900 714-char remark
19. 2026-04-20
    price $189,900 714-char remark
20. 2026-04-20
    price $189,900 714-char remark
21. 2026-04-16
    price $197,900 714-char remark
22. 2026-04-15
    price $197,900 714-char remark
23. 2026-04-01
    historical
24. 2026-04-01
    historical
25. 2026-03-26
    listed $199,900 Active
26. 2026-03-26
    listed $199,900 Active
27. 2026-03-24
    historical
28. 2026-03-24
    listed $199,900 Active 714-char remark
29. 2026-03-24
    listed $199,900 Active 714-char remark
30. 2025-12-08
    soldstatus $45,000
31. 2005-01-13
    soldstatus $67,000

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $1,780 · $148/mo
• Expected delta: +$837/yr (+$70/mo · 88.8%)

ⓘ 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: $16,645
• − Mortgage interest: −$9,517
• − Property taxes: −$943
• − Insurance: −$850
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,943
• Taxable loss: −$2,270
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $1,211/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

+153.6% since first listed

21 events — show timeline

• 2026-06-02 Listed $169,900 REALCOMP
• 2026-06-02 Listed $169,900 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-16 Price Changed $187,900 MiRealSource-MiMLS
• 2026-05-16 Price Changed $187,900 REALCOMP
• 2026-05-02 Price Changed $188,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $188,900 REALCOMP
• 2026-04-20 Price Changed $189,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $189,900 REALCOMP
• 2026-04-16 Price Changed $197,900 MiRealSource-MiMLS
• 2026-04-15 Price Changed $197,900 REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-03-26 Listed $199,900 MiRealSource-MiMLS
• 2026-03-26 Listed $199,900 REALCOMP
• 2026-03-24 Coming Soon — MiRealSource-MiMLS
• 2026-03-24 Listed $199,900 MiRealSource-MiMLS
• 2026-03-24 Listed $199,900 REALCOMP
• 2025-12-08 Sold (Public Records) $45,000 Public Records
• 2005-01-13 Sold (Public Records) $67,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $943 · +2.7% YoY. Source: county tax records.