256 Cedardale Ave · Pontiac, MI 48341

$110,000

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 14 Days on market

Built 1930 5,227 sqft lot Est $115k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +9.3/15.0
• 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

Move-in ready home featuring 3 bedrooms, with an oversized primary suite on the main floor and 2 additional bedrooms upstairs. This home offers a separate dining room and living room, perfect for entertaining. The large, unfinished basement provides excellent potential to be finished for additional living space. Located on a quiet street with a private backyard, this home is an ideal choice for first-time buyers. Key Features: 3 Bedrooms (Oversized Primary Suite on Main, 2 Bedrooms Upstairs). Separate Dining Room and Living Room. Large Unfinished Basement with Potential for Additional Space. Private Backyard. Quiet Street Location. Perfect for First-Time Home Buyers.

Key facts

• Separate dining room
• Private backyard
• 5,227 sq ft lot

Tags

• OVERSIZED PRIMARY SUITE
• SEPARATE DINING ROOM
• LARGE UNFINISHED BASEMENT
• PRIVATE BACKYARD
• QUIET STREET LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 12.6% 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: 100 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 10y ago; this cycle's ask is 567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1930 — 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: 1.48% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.36%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $114,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Cedardale Ave	0.00mi	3/1.0	1,348 (0%)	1mo	$100,000	$74	99
438 Franklin Rd	0.39mi	3/1.0	1,444 (+7%)	1mo	$160,000	$111	69
582 Nevada Ave	0.64mi	3/1.0	1,346 (-0%)	2mo	$135,000	$100	68
200 Prospect St	0.66mi	3/1.0	1,350 (+0%)	9mo	$63,000	$47	62
442 Howland Ave	0.16mi	2/1.0 (-1)	1,159 (-14%)	11mo	$135,000	$116	55
205 Hughes Ave	0.57mi	4/1.5 (+1)	1,426 (+6%)	5mo	$100,000	$70	52
354 Ferry Ave	0.57mi	3/1.0	1,222 (-9%)	8mo	$140,000	$115	51
353 South Blvd W	0.62mi	2/1.0 (-1)	1,303 (-3%)	12mo	$90,000	$69	50
497 Montana Ave	0.50mi	4/1.0 (+1)	1,195 (-11%)	4mo	$102,000	$85	50
551 Nebraska Ave	0.57mi	3/2.0	1,247 (-8%)	11mo	$66,000	$53	48
159 Alice Ave	0.58mi	3/1.5	1,526 (+13%)	8mo	$305,000	$200	42
455 Irwin Ave	0.64mi	3/1.0	1,164 (-14%)	8mo	$70,000	$60	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: 15.2%
• Equity multiple: 1.61×
• Total profit: $18,722
• Equity at exit: $16,401

10-year hold

• IRR: 23.8%
• Equity multiple: 3.06×
• Total profit: $63,353
• Equity at exit: $9,511

Cash invested: $30,800 (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 48341

• Active inventory: 100
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$577
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $574

Break-even live

Break-even rent $904

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $636	-5% $605	+0% $574	+5% $543	+10% $512
Rent	-10% $445	-5% $509	+0% $574	+5% $638	+10% $703
Rate	-1.0pp $629	-0.5pp $602	base $574	+0.5pp $545	+1.0pp $516

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 Montana Ave Pontiac, MI	3.0	1.0	1017	$1,599	$1.57	44d	1	0.45mi
124 Alice Ave Bloomfield Township, MI	3.0	1.0	1440	$2,000	$1.39	5d	1	0.58mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	5d	1	0.63mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	17d	1	0.63mi
594 Colorado Ave Pontiac, MI	3.0	1.0	1008	$1,075	$1.07	25d	1	0.65mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	44d	1	0.69mi
611 Montana Ave Pontiac, MI	3.0	1.0	1112	$1,350	$1.21	44d	1	0.69mi
489 Central Ave Pontiac, MI	2.0	1.0	1140	$1,195	$1.05	5d	1	0.71mi
2083 S Telegraph Rd Bloomfield Twp, MI	1.0–2.0	1.0–2.0	938	$2,318	$2.47	0d	23	0.96mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	18d	1	1.33mi
1974 Klingensmith Rd #4 Bloomfield Hills, MI	2.0	2.0	1219	$1,995	$1.64	18d	1	1.44mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.49mi
42522 Woodward Ave Bloomfield Twp, MI	2.0	2.0	1300	$3,300	$2.54	0d	1	1.50mi

Listing history 50 events

1. 2026-05-15
   historical
2. 2026-05-15
   historical
3. 2026-04-12
   listed $16,500 Active
4. 2026-04-06
   listed $16,500 Active
5. 2026-04-03
   status Pending
6. 2026-04-03
   status Pending
7. 2026-03-20
   listed $110,000 Active
8. 2026-03-20
   listed $110,000 Active
9. 2025-09-25
   historical
10. 2025-05-21
    listed $20,000 Active
11. 2025-05-21
    listed $20,000 Active
12. 2025-05-20
    historical
13. 2025-05-04
    status Active
14. 2025-05-04
    status Active
15. 2025-04-22
    historical
16. 2025-04-22
    status Active
17. 2025-03-27
    historical Accepting Backup Offers
18. 2025-03-27
    historical Active Under Contract
19. 2025-03-17
    status Pending
20. 2025-03-17
    status Pending
21. 2025-03-17
    historical
22. 2025-03-12
    status Active
23. 2025-03-12
    status Active
24. 2025-01-19
    price $100,000
25. 2025-01-18
    historical Accepting Backup Offers
26. 2025-01-18
    historical Active Under Contract
27. 2025-01-18
    price $100,000
28. 2024-11-05
    listed $110,000 Active
29. 2024-11-05
    listed $110,000 Active
30. 2024-10-16
    listed $20,000 Active
31. 2024-10-16
    listed $20,000 Active
32. 2024-10-15
    historical
33. 2024-10-15
    historical
34. 2024-01-22
    historical
35. 2024-01-18
    status Pending
36. 2024-01-04
    historical
37. 2023-12-31
    status Pending
38. 2023-12-31
    status Pending
39. 2023-12-26
    listed $11,000 Active
40. 2023-12-26
    listed $11,000
41. 2023-12-20
    historical
42. 2023-12-20
    historical
43. 2023-12-06
    listed $11,000 Active
44. 2023-11-29
    listed $11,000 Active
45. 2016-10-07
    historical
46. 2016-10-07
    historical
47. 2016-10-06
    historical
48. 2016-08-10
    price $45,300
49. 2016-08-10
    price $45,300
50. 2016-07-15
    price $49,800

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,397 · $116/mo
• Expected delta: +$297/yr (+$25/mo · 27.0%)

ⓘ 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: $19,568
• − Mortgage interest: −$6,162
• − Property taxes: −$1,100
• − Insurance: −$550
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,200
• Taxable income: $5,425
• Est. tax owed @ 24.0%: −$1,302
• After-tax cash flow: $5,584/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): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 833.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 57% White 22% Hispanic / Latino 12% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 1% Swiss 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -204.11%
• Current HPI: 257.8941
• Rent YoY: —
• 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

-73.6% since first listed

60 events — show timeline

• 2026-05-15 Listing Removed — REALCOMP
• 2026-05-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-12 Listed $16,500 REALCOMP
• 2026-04-06 Listed $16,500 MiRealSource-MiMLS
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — REALCOMP
• 2026-03-20 Listed $110,000 REALCOMP
• 2026-03-20 Listed $110,000 MiRealSource-MiMLS
• 2025-09-25 Listing Removed — MiRealSource-MiMLS
• 2025-05-21 Listed $20,000 REALCOMP
• 2025-05-21 Listed $20,000 MiRealSource-MiMLS
• 2025-05-20 Listing Removed — MiRealSource-MiMLS
• 2025-05-04 Relisted — MiRealSource-MiMLS
• 2025-05-04 Relisted — REALCOMP
• 2025-04-22 Listing Removed — MiRealSource-MiMLS
• 2025-04-22 Relisted — REALCOMP
• 2025-03-27 Contingent — MiRealSource-MiMLS
• 2025-03-27 Contingent — REALCOMP
• 2025-03-17 Pending — MiRealSource-MiMLS
• 2025-03-17 Pending — REALCOMP
• 2025-03-17 Listing Removed — REALCOMP
• 2025-03-12 Relisted — MiRealSource-MiMLS
• 2025-03-12 Relisted — REALCOMP
• 2025-01-19 Price Changed $100,000 MiRealSource-MiMLS
• 2025-01-18 Contingent — MiRealSource-MiMLS
• 2025-01-18 Contingent — REALCOMP
• 2025-01-18 Price Changed $100,000 REALCOMP
• 2024-11-05 Listed $110,000 REALCOMP
• 2024-11-05 Listed $110,000 MiRealSource-MiMLS
• 2024-10-16 Listed $20,000 MiRealSource-MiMLS
• 2024-10-16 Listed $20,000 REALCOMP
• 2024-10-15 Coming Soon — MiRealSource-MiMLS
• 2024-10-15 Coming Soon — REALCOMP
• 2024-01-22 Listing Removed — MiRealSource-MiMLS
• 2024-01-18 Pending — REALCOMP
• 2024-01-04 Listing Removed — REALCOMP
• 2023-12-31 Pending — MiRealSource-MiMLS
• 2023-12-31 Pending — REALCOMP
• 2023-12-26 Listed $11,000 MiRealSource-MiMLS
• 2023-12-26 Listed $11,000 REALCOMP
• 2023-12-20 Listing Removed — MiRealSource-MiMLS
• 2023-12-20 Listing Removed — REALCOMP
• 2023-12-06 Listed $11,000 REALCOMP
• 2023-11-29 Listed $11,000 MiRealSource-MiMLS
• 2016-10-07 Listing Removed — MiRealSource-MiMLS
• 2016-10-07 Listing Removed — REALCOMP
• 2016-10-06 Listing Removed — MiRealSource-MiMLS
• 2016-08-10 Price Changed $45,300 MiRealSource-MiMLS
• 2016-08-10 Price Changed $45,300 REALCOMP
• 2016-07-15 Price Changed $49,800 MiRealSource-MiMLS
• 2016-07-14 Price Changed $49,800 REALCOMP
• 2016-07-10 Price Changed $51,200 MiRealSource-MiMLS
• 2016-07-09 Price Changed $51,200 REALCOMP
• 2016-07-01 Relisted — MiRealSource-MiMLS
• 2016-06-25 Listing Removed — MiRealSource-MiMLS
• 2016-06-14 Price Changed $59,200 MiRealSource-MiMLS
• 2016-06-14 Price Changed $59,200 REALCOMP
• 2016-06-06 Listed $62,400 MiRealSource-MiMLS
• 2016-06-06 Listed $62,400 MiRealSource-MiMLS
• 2016-06-06 Listed $62,400 REALCOMP

Property tax history

+0.6%/yr

Latest (2025): $1,100 · +2.7% YoY. Source: county tax records.