55901 Pontiac Trail Ct · Wixom, MI 48165

$325,000

2 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 5 Days on market

Built 1937 0.36 ac lot $288/sqft · 51% above area Est $386k · 16% under

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Why this score? — see what drove the D- 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).

• ARV discount +14.6/15.0
• Cash flow +7.9/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated and remodeled ranch in the heart of New Hudson! Nestled on a deep lot backing directly to the scenic Huron Valley Trail system, this property offers incredible access to miles of biking, walking, and outdoor recreation right from your backyard. Inside, you'll find a thoughtfully designed layout featuring 2 spacious bedrooms, 2 full bathrooms, and a versatile flex room perfect for a home office, potential 3rd bedroom, workout room, or additional living space. The finished basement provides even more room to entertain and unwind with a wet bar and flexible recreation area. Car enthusiasts, hobbyists, and those needing extra storage will love the massive detached 6-car garage complete with loft space for additional storage, workspace, or future possibilities. Comfort meets convenience with stylish updates, move-in ready condition, and a fantastic location close to shopping, dining, and commuter routes. This unique property offers the perfect blend of charm, functionality, and outdoor lifestyle!

Key facts

• 0.36 acre lot
• 6 garage spots
• Built 1937

Property features AI

Finance

• Other: Lot approximately 0.36 acre (dimensions 68 x 231)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached garage with 6 garage spaces
• Security: No security details provided
• Utilities: Private well water; Septic tank sewage; Natural gas available
• Home design: Single-family residential home; One level (with finished lower level); Ground-level entry with steps; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding; One-story design; Finished below-grade living area
• Exterior features: Deck; Paved road access; Pets allowed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished full basement with sump pump; Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (30.1% below list).
• Recommended offer: $227k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.3% in Wixom — 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 74/100 on livability (#185 in MI, #4,678 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 28y 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 $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,250 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1937 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 11.9

CMA / ARV

• ARV (median comp): $385,669
• List price: $325,000
• Delta: -15.73%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-74,750
• Equity at exit: $48,459

10-year hold

• IRR: -19.3%
• Equity multiple: -0.03×
• Total profit: $-93,612
• Equity at exit: $28,100

Cash invested: $91,000 (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 48165

• Active inventory: 89
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,272 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$302 /mo · $3,622/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-346

Break-even live

Break-even rent $2,711

Max offer price $263,825

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-254	+0% $-346	+5% $-438	+10% $-530
Rent	-10% $-526	-5% $-436	+0% $-346	+5% $-257	+10% $-167
Rate	-1.0pp $-183	-0.5pp $-264	base $-346	+0.5pp $-431	+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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57490 Lyon Crossing Blvd New Hudson, MI	1.0–3.0	1.0–2.0	1151	$2,272	$1.97	0d	23	0.90mi

Listing history 33 events

1. 2026-05-15
   listed $325,000 Active 1047-char remark

   Show marketing remark (1047 chars)

   Welcome home to this beautifully updated and remodeled ranch in the heart of New Hudson! Nestled on a deep lot backing directly to the scenic Huron Valley Trail system, this property offers incredible access to miles of biking, walking, and outdoor recreation right from your backyard. Inside, you'll find a thoughtfully designed layout featuring 2 spacious bedrooms, 2 full bathrooms, and a versatile flex room perfect for a home office, potential 3rd bedroom, workout room, or additional living space. The finished basement provides even more room to entertain and unwind with a wet bar and flexible recreation area. Car enthusiasts, hobbyists, and those needing extra storage will love the massive detached 6-car garage complete with loft space for additional storage, workspace, or future possibilities. Comfort meets convenience with stylish updates, move-in ready condition, and a fantastic location close to shopping, dining, and commuter routes. This unique property offers the perfect blend of charm, functionality, and outdoor lifestyle!

2. 2026-05-15
   listed $325,000 Active 1053-char remark

   Show marketing remark (1047 chars)

   Welcome home to this beautifully updated and remodeled ranch in the heart of New Hudson! Nestled on a deep lot backing directly to the scenic Huron Valley Trail system, this property offers incredible access to miles of biking, walking, and outdoor recreation right from your backyard. Inside, you'll find a thoughtfully designed layout featuring 2 spacious bedrooms, 2 full bathrooms, and a versatile flex room perfect for a home office, potential 3rd bedroom, workout room, or additional living space. The finished basement provides even more room to entertain and unwind with a wet bar and flexible recreation area. Car enthusiasts, hobbyists, and those needing extra storage will love the massive detached 6-car garage complete with loft space for additional storage, workspace, or future possibilities. Comfort meets convenience with stylish updates, move-in ready condition, and a fantastic location close to shopping, dining, and commuter routes. This unique property offers the perfect blend of charm, functionality, and outdoor lifestyle!

3. 2026-05-13
   historical $325,000 1047-char remark

   Show marketing remark (1047 chars)

   Welcome home to this beautifully updated and remodeled ranch in the heart of New Hudson! Nestled on a deep lot backing directly to the scenic Huron Valley Trail system, this property offers incredible access to miles of biking, walking, and outdoor recreation right from your backyard. Inside, you'll find a thoughtfully designed layout featuring 2 spacious bedrooms, 2 full bathrooms, and a versatile flex room perfect for a home office, potential 3rd bedroom, workout room, or additional living space. The finished basement provides even more room to entertain and unwind with a wet bar and flexible recreation area. Car enthusiasts, hobbyists, and those needing extra storage will love the massive detached 6-car garage complete with loft space for additional storage, workspace, or future possibilities. Comfort meets convenience with stylish updates, move-in ready condition, and a fantastic location close to shopping, dining, and commuter routes. This unique property offers the perfect blend of charm, functionality, and outdoor lifestyle!

4. 2026-02-03
   soldstatus $200,000
5. 2020-09-30
   soldstatus $210,000
6. 2020-09-18
   soldstatus $210,000 Sold

   Show marketing remark (693 chars)

   Comfort meets convenience in a great location. Newly updated and remodeled home on a 230 ft. deep lot has quick access to both I-96 out front, and the Huron Valley Trail for biking and walking, directly from the back yard. Two bedrooms are in addition to the home office, and all are nicely finished in warm neutral colors. High quality details shine in the kitchen and bath tile-work and fixtures. Kitchen has been opened up to include sight lines to the living area over a beautiful butcher block counter-top. Outside, two elevated decks, a level grassy yard surrounded by a variety of mature trees, and a double garage which is set off from the house all encourage active family recreation.

7. 2020-08-09
   status Pending

   Show marketing remark (693 chars)

   Comfort meets convenience in a great location. Newly updated and remodeled home on a 230 ft. deep lot has quick access to both I-96 out front, and the Huron Valley Trail for biking and walking, directly from the back yard. Two bedrooms are in addition to the home office, and all are nicely finished in warm neutral colors. High quality details shine in the kitchen and bath tile-work and fixtures. Kitchen has been opened up to include sight lines to the living area over a beautiful butcher block counter-top. Outside, two elevated decks, a level grassy yard surrounded by a variety of mature trees, and a double garage which is set off from the house all encourage active family recreation.

8. 2020-08-09
   status Pending

   Show marketing remark (693 chars)

   Comfort meets convenience in a great location. Newly updated and remodeled home on a 230 ft. deep lot has quick access to both I-96 out front, and the Huron Valley Trail for biking and walking, directly from the back yard. Two bedrooms are in addition to the home office, and all are nicely finished in warm neutral colors. High quality details shine in the kitchen and bath tile-work and fixtures. Kitchen has been opened up to include sight lines to the living area over a beautiful butcher block counter-top. Outside, two elevated decks, a level grassy yard surrounded by a variety of mature trees, and a double garage which is set off from the house all encourage active family recreation.

9. 2020-08-06
   listed $200,000 Active

   Show marketing remark (693 chars)

   Comfort meets convenience in a great location. Newly updated and remodeled home on a 230 ft. deep lot has quick access to both I-96 out front, and the Huron Valley Trail for biking and walking, directly from the back yard. Two bedrooms are in addition to the home office, and all are nicely finished in warm neutral colors. High quality details shine in the kitchen and bath tile-work and fixtures. Kitchen has been opened up to include sight lines to the living area over a beautiful butcher block counter-top. Outside, two elevated decks, a level grassy yard surrounded by a variety of mature trees, and a double garage which is set off from the house all encourage active family recreation.

10. 2020-08-06
    listed $200,000 Active

    Show marketing remark (693 chars)

    Comfort meets convenience in a great location. Newly updated and remodeled home on a 230 ft. deep lot has quick access to both I-96 out front, and the Huron Valley Trail for biking and walking, directly from the back yard. Two bedrooms are in addition to the home office, and all are nicely finished in warm neutral colors. High quality details shine in the kitchen and bath tile-work and fixtures. Kitchen has been opened up to include sight lines to the living area over a beautiful butcher block counter-top. Outside, two elevated decks, a level grassy yard surrounded by a variety of mature trees, and a double garage which is set off from the house all encourage active family recreation.

11. 2019-12-12
    historical
12. 2019-12-12
    historical
13. 2019-11-22
    price $209,900
14. 2019-11-22
    price $209,900
15. 2019-11-08
    listed $212,900 Active
16. 2019-11-08
    listed $212,900 Active
17. 2018-09-05
    soldstatus $187,000 Sold
18. 2018-08-20
    status Pending
19. 2018-08-20
    status Pending
20. 2018-08-16
    listed $185,000 Active
21. 2018-08-16
    listed $185,000 Active
22. 2014-04-30
    soldstatus $131,000
23. 2014-03-14
    soldstatus $131,000
24. 2014-03-14
    soldstatus $131,000
25. 2014-02-06
    historical
26. 2014-01-02
    listed $129,000
27. 2014-01-02
    listed $129,000
28. 1998-04-03
    soldstatus $124,900
29. 1998-03-04
    soldstatus $124,900
30. 1998-01-08
    listed $129,900
31. 1991-08-12
    soldstatus $72,500
32. 1984-07-01
    soldstatus $40,000
33. 1977-03-01
    soldstatus $25,500

ⓘ 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: $3,622 · $302/mo
• Projected year-2 tax: $4,313 · $359/mo
• Expected delta: +$692/yr (+$58/mo · 19.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,270
• − Mortgage interest: −$18,205
• − Property taxes: −$3,622
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$9,455
• Taxable loss: −$10,000
• Est. tax savings @ 24.0%: +$2,400
• After-tax cash flow: $-1,756/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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Wixom

• Score: 74/100
• State rank: #185
• US rank: #4678

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment B- Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,145
• Population (ZIP): 9,141

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: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 11% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 87% English-only · Other Asian/Pacific 6% Spanish 4% Vietnamese 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: ▼ -169.34%
• Current HPI: 211.8766
• 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

+1174.5% since first listed

35 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-15 Listed $325,000 MiRealSource-MiMLS
• 2026-05-15 Listed $325,000 REALCOMP
• 2026-05-13 Coming Soon $325,000 MiRealSource-MiMLS
• 2026-02-03 Sold (Public Records) $200,000 Public Records
• 2020-09-30 Sold (Public Records) $210,000 Public Records
• 2020-09-18 Sold (MLS) $210,000 REALCOMP
• 2020-08-09 Pending — MiRealSource-MiMLS
• 2020-08-09 Pending — REALCOMP
• 2020-08-06 Listed $200,000 MiRealSource-MiMLS
• 2020-08-06 Listed $200,000 REALCOMP
• 2019-12-12 Listing Removed — REALCOMP
• 2019-12-12 Listing Removed — MiRealSource-MiMLS
• 2019-11-22 Price Changed $209,900 MiRealSource-MiMLS
• 2019-11-22 Price Changed $209,900 REALCOMP
• 2019-11-08 Listed $212,900 MiRealSource-MiMLS
• 2019-11-08 Listed $212,900 REALCOMP
• 2018-09-05 Sold (MLS) $187,000 REALCOMP
• 2018-08-20 Pending — MiRealSource-MiMLS
• 2018-08-20 Pending — REALCOMP
• 2018-08-16 Listed $185,000 MiRealSource-MiMLS
• 2018-08-16 Listed $185,000 REALCOMP
• 2014-04-30 Sold (Public Records) $131,000 Public Records
• 2014-03-14 Sold (MLS) $131,000 MiRealSource-MiMLS
• 2014-03-14 Sold (MLS) $131,000 REALCOMP
• 2014-02-06 Listing Removed — MiRealSource-MiMLS
• 2014-01-02 Listed $129,000 MiRealSource-MiMLS
• 2014-01-02 Listed $129,000 REALCOMP
• 1998-04-03 Sold (Public Records) $124,900 Public Records
• 1998-03-04 Sold (MLS) $124,900 REALCOMP
• 1998-01-08 Listed $129,900 REALCOMP
• 1991-08-12 Sold (Public Records) $72,500 Public Records
• 1984-07-01 Sold (Public Records) $40,000 Public Records
• 1977-03-01 Sold (Public Records) $25,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,622 · +8.4% YoY. Source: county tax records.