101 N Johnson St · Pontiac, MI 48341

$130,000

2 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 16 Days on market

Built 1910 7,405 sqft lot Est $149k · 13% under

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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 +24.6/30.0
• ARV discount +13.2/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• 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 MLS

Beautiful Pontiac Colonial right outside the heart of Downtown Great location sitting on an oversized fenced in corner lot. Electric Gate leading to backyard entrance perfect for a mechanic or small business to store equipment etc. As you enter the home you are greeted with beautiful ceramic tile in the foyer. Hardwood floors throughout Living and dinning Room with Dinning Room all natural wood burning fire place. Ceramic tile throughout Kitchen with updated stainless steel appliances. On the second level you have 3 spacious bedrooms and one full bath. Large additional attic space that can be finished into an extra bonus room. Schedule your showing today!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1910

Tags

• OVERSIZED FENCED IN CORNER LOT
• CERAMIC TILE IN THE FOYER
• LARGE ADDITIONAL ATTIC SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.4% 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, 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: 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $899 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 26y 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 $10k; list at $130k implies a 1138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.05% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $148,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Henderson St	0.13mi	3/1.0 (+1)	1,309 (+0%)	0mo	$95,000	$73	88
143 Thorpe St	0.15mi	3/1.0 (+1)	1,247 (-4%)	2mo	$174,900	$140	79
69 Lincoln St	0.09mi	3/2.0 (+1)	1,211 (-7%)	7mo	$175,000	$145	69
63 Mark Ave	0.22mi	3/1.0 (+1)	1,444 (+11%)	1mo	$61,000	$42	67
105 Augusta Ave	0.30mi	3/1.5 (+1)	1,231 (-6%)	3mo	$114,000	$93	66
75 Green St	0.35mi	3/1.0 (+1)	1,218 (-7%)	2mo	$113,000	$93	66
27 Crawford St	0.61mi	3/1.0 (+1)	1,302 (-0%)	4mo	$94,000	$72	63
167 Mark Ave	0.23mi	3/2.0 (+1)	1,415 (+8%)	4mo	$162,000	$114	63
176 Chippewa Rd	0.71mi	3/1.0 (+1)	1,288 (-1%)	1mo	$199,900	$155	59
140 W Howard St	0.74mi	3/1.5 (+1)	1,288 (-1%)	5mo	$105,000	$82	52
10 Niagara Ave	0.74mi	2/1.0	1,466 (+12%)	8mo	$170,000	$116	39
160 Chippewa Rd	0.69mi	3/2.5 (+1)	1,500 (+15%)	1mo	$250,000	$167	31

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,036
• Equity at exit: $19,383

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $18,318
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$682
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $268

Break-even live

Break-even rent $1,024

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $342	-5% $305	+0% $268	+5% $231	+10% $194
Rent	-10% $160	-5% $214	+0% $268	+5% $322	+10% $376
Rate	-1.0pp $333	-0.5pp $301	base $268	+0.5pp $234	+1.0pp $200

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Spokane Dr Pontiac, MI	2.0	1.0	1000	$1,000	$1.00	45d	1	0.41mi
23 Henry Clay Ave Unit 1 Pontiac, MI	3.0	1.0	1200	$1,450	$1.21	19d	1	0.43mi
60 Waldo St Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	6d	1	0.46mi
223 Tucker St Pontiac, MI	2.0	2.5	1295	$1,700	$1.31	19d	1	0.61mi
74 E Iroquois Rd Pontiac, MI	3.0	1.0	1661	$1,695	$1.02	26d	1	0.62mi
5 Carter St Pontiac, MI	1.0	1.0	880	$1,034	$1.18	6d	1	0.66mi
35 N Saginaw St Unit 2 Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	45d	1	0.84mi
35 N Saginaw St Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	45d	1	0.84mi
949 Boston Ave Waterford Twp, MI	2.0	1.0	1320	$1,150	$0.87	45d	1	0.96mi
949 Boston Ave Unit 1 Waterford Township, MI	2.0	1.0	1220	$1,150	$0.94	23d	1	0.96mi
27 Sylvan Pontiac, MI	2.0	1.5	1370	$1,175	$0.86	14d	1	1.04mi
995 Lakeview St Waterford, MI	2.0	1.5	884	$1,375	$1.56	26d	1	1.10mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	26d	1	1.18mi
4000 Winston Dr Pontiac, MI	2.0	1.5	952	$1,182	$1.24	1d	1	1.20mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	45d	1	1.24mi
20 Frank St Pontiac, MI	1.0	1.0	995	$800	$0.80	19d	1	1.31mi
91 Waterly Ave Waterford, MI	3.0	1.5	1550	$1,660	$1.07	3d	1	1.32mi
59 N Lynn Ave Waterford, MI	3.0	1.0	1300	$2,100	$1.62	4d	1	1.39mi
249 W Wilson Ave Unit 1 Pontiac, MI	3.0	1.0	900	$1,540	$1.71	45d	1	1.46mi

Listing history 30 events

1. 2026-04-22
   status Pending 663-char remark

   Show marketing remark (663 chars)

   Beautiful Pontiac Colonial right outside the heart of Downtown Great location sitting on an oversized fenced in corner lot. Electric Gate leading to backyard entrance perfect for a mechanic or small business to store equipment etc. As you enter the home you are greeted with beautiful ceramic tile in the foyer. Hardwood floors throughout Living and dinning Room with Dinning Room all natural wood burning fire place. Ceramic tile throughout Kitchen with updated stainless steel appliances. On the second level you have 3 spacious bedrooms and one full bath. Large additional attic space that can be finished into an extra bonus room. Schedule your showing today!

2. 2026-04-22
   status Pending

   Show marketing remark (663 chars)

   Beautiful Pontiac Colonial right outside the heart of Downtown Great location sitting on an oversized fenced in corner lot. Electric Gate leading to backyard entrance perfect for a mechanic or small business to store equipment etc. As you enter the home you are greeted with beautiful ceramic tile in the foyer. Hardwood floors throughout Living and dinning Room with Dinning Room all natural wood burning fire place. Ceramic tile throughout Kitchen with updated stainless steel appliances. On the second level you have 3 spacious bedrooms and one full bath. Large additional attic space that can be finished into an extra bonus room. Schedule your showing today!

3. 2026-04-06
   listed $130,000 Active

   Show marketing remark (663 chars)

   Beautiful Pontiac Colonial right outside the heart of Downtown Great location sitting on an oversized fenced in corner lot. Electric Gate leading to backyard entrance perfect for a mechanic or small business to store equipment etc. As you enter the home you are greeted with beautiful ceramic tile in the foyer. Hardwood floors throughout Living and dinning Room with Dinning Room all natural wood burning fire place. Ceramic tile throughout Kitchen with updated stainless steel appliances. On the second level you have 3 spacious bedrooms and one full bath. Large additional attic space that can be finished into an extra bonus room. Schedule your showing today!

4. 2026-04-06
   listed $130,000 Active 663-char remark

   Show marketing remark (663 chars)

   Beautiful Pontiac Colonial right outside the heart of Downtown Great location sitting on an oversized fenced in corner lot. Electric Gate leading to backyard entrance perfect for a mechanic or small business to store equipment etc. As you enter the home you are greeted with beautiful ceramic tile in the foyer. Hardwood floors throughout Living and dinning Room with Dinning Room all natural wood burning fire place. Ceramic tile throughout Kitchen with updated stainless steel appliances. On the second level you have 3 spacious bedrooms and one full bath. Large additional attic space that can be finished into an extra bonus room. Schedule your showing today!

5. 2011-04-28
   soldstatus $10,500 188-char remark

   Show marketing remark (188 chars)

   COLONIAL FEATURES NEWER VINYL SIDING AND ROOF. HARDWOOD FLOORING THROUGHOUT AND UPDATED KITCHEN. YOUR AGENT IS REQUIRED TO MAKE YOU AWARE OF REQUIREMENTS AND RESTRICTIONS ON THIS PROPERTY.

6. 2011-04-27
   soldstatus $10,500
7. 2011-04-14
   historical 188-char remark

   Show marketing remark (188 chars)

   COLONIAL FEATURES NEWER VINYL SIDING AND ROOF. HARDWOOD FLOORING THROUGHOUT AND UPDATED KITCHEN. YOUR AGENT IS REQUIRED TO MAKE YOU AWARE OF REQUIREMENTS AND RESTRICTIONS ON THIS PROPERTY.

8. 2011-01-07
   listed $7,900 188-char remark

   Show marketing remark (188 chars)

   COLONIAL FEATURES NEWER VINYL SIDING AND ROOF. HARDWOOD FLOORING THROUGHOUT AND UPDATED KITCHEN. YOUR AGENT IS REQUIRED TO MAKE YOU AWARE OF REQUIREMENTS AND RESTRICTIONS ON THIS PROPERTY.

9. 2011-01-07
   listed $7,900

   Show marketing remark (188 chars)

   COLONIAL FEATURES NEWER VINYL SIDING AND ROOF. HARDWOOD FLOORING THROUGHOUT AND UPDATED KITCHEN. YOUR AGENT IS REQUIRED TO MAKE YOU AWARE OF REQUIREMENTS AND RESTRICTIONS ON THIS PROPERTY.

10. 2011-01-05
    historical
11. 2011-01-04
    historical
12. 2010-10-12
    historical
13. 2010-09-03
    listed $12,900
14. 2010-09-03
    listed $12,900
15. 2010-09-03
    historical
16. 2010-09-03
    historical
17. 2010-07-15
    listed $12,900
18. 2010-07-15
    listed $12,900
19. 2010-07-15
    listed $12,900
20. 2008-01-03
    soldstatus $108,000
21. 2007-08-15
    soldstatus $15,000
22. 2007-08-15
    soldstatus $15,000
23. 2007-08-03
    historical
24. 2007-07-10
    listed $19,900
25. 2007-07-10
    listed $19,900
26. 2007-01-01
    historical
27. 2006-01-01
    listed $84,900
28. 2001-07-11
    soldstatus $74,900
29. 2001-05-03
    soldstatus $74,900
30. 2000-10-31
    listed $74,900

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: +$564/yr (+$47/mo · 64.4%)

ⓘ 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: $16,355
• − Mortgage interest: −$7,282
• − Property taxes: −$875
• − Insurance: −$650
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,782
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,939/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

30 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-06 Listed $130,000 REALCOMP
• 2026-04-06 Listed $130,000 MiRealSource-MiMLS
• 2011-04-28 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2011-04-27 Sold (MLS) $10,500 REALCOMP
• 2011-04-14 Listing Removed — MiRealSource-MiMLS
• 2011-01-07 Listed $7,900 REALCOMP
• 2011-01-07 Listed $7,900 MiRealSource-MiMLS
• 2011-01-05 Listing Removed — MiRealSource-MiMLS
• 2011-01-04 Listing Removed — REALCOMP
• 2010-10-12 Listing Removed — REALCOMP
• 2010-09-03 Listing Removed — MiRealSource-MiMLS
• 2010-09-03 Listing Removed — REALCOMP
• 2010-09-03 Listed $12,900 REALCOMP
• 2010-09-03 Listed $12,900 MiRealSource-MiMLS
• 2010-07-15 Listed $12,900 MiRealSource-MiMLS
• 2010-07-15 Listed $12,900 REALCOMP
• 2010-07-15 Listed $12,900 REALCOMP
• 2008-01-03 Sold (Public Records) $108,000 Public Records
• 2007-08-15 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2007-08-15 Sold (MLS) $15,000 REALCOMP
• 2007-08-03 Listing Removed — MiRealSource-MiMLS
• 2007-07-10 Listed $19,900 MiRealSource-MiMLS
• 2007-07-10 Listed $19,900 REALCOMP
• 2007-01-01 Listing Removed — REALCOMP
• 2006-01-01 Listed $84,900 REALCOMP
• 2001-07-11 Sold (Public Records) $74,900 Public Records
• 2001-05-03 Sold (MLS) $74,900 REALCOMP
• 2000-10-31 Listed $74,900 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $875 · +2.6% YoY. Source: county tax records.