771 E Mansfield Ave · Pontiac, MI 48340

$124,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 57 Days on market

Built 1955 5,227 sqft lot $173/sqft · 18% above area Est $106k · 18% over

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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).

• Cash flow +20.9/30.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• 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

Come tour this charming home nestled in a lovely north east Pontiac neighborhood. Walking distance to the high school and a short drive to shopping and expressways. This low maintenance home is ready for a new owner. New roof in '24. Spacious back yard with a storage shed. Newer countertops and flooring included. Schedule your showing today!

Key facts

• Spacious back yard
• Storage shed
• New roof

Tags

• SHORT DRIVE TO SHOPPING
• SPACIOUS BACK YARD
• STORAGE SHED
• NEW ROOF

Property features AI

Finance

• Other: Lot approximately 0.12 acres (40 x 133)
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: No garage
• Security: Information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Built details not provided
• Exterior features: Patio; Porch; Fenced yard; Paved road access

Interior

• Kitchen: Information not provided
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Gas water heater; Crawl space basement; Total of 4 rooms
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $120k (3.8% below list).
• Recommended offer: $120k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Rogers School (math 12% / reading 12%, grade F, #1,217 of 1,397 statewide, top 88%, 240 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: Rents rising fast (+4.7%/yr); 85 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).
• This rent runs 30% 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 $864 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 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $125k implies a 1461% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,095 (3.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (median comp): $105,765
• List price: $124,900
• Delta: 32.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
757 E Tennyson Ave	0.07mi	2/1.0	731 (+2%)	12mo	$145,000	$198	84
603 Wesbrook St	0.36mi	2/1.0	744 (+3%)	3mo	$155,000	$208	75
940 Cameron Ave	0.41mi	3/1.0 (+1)	744 (+3%)	5mo	$85,000	$114	66
755 Robinwood St	0.41mi	2/1.0	686 (-5%)	11mo	$84,000	$122	64
801 Robinwood St	0.34mi	2/1.0	768 (+7%)	12mo	$62,000	$81	63
638 Raskob St	0.44mi	2/1.0	809 (+12%)	2mo	$104,000	$129	57
704 Parkwood Ave	0.48mi	2/1.0	750 (+4%)	18mo	$86,500	$115	55
973 Kettering Ave	0.49mi	2/1.0	796 (+11%)	6mo	$97,500	$122	55
700 Emerson Ave	0.68mi	2/1.0	729 (+1%)	16mo	$97,000	$133	53
785 Kenilworth Ave	0.46mi	2/1.5	799 (+11%)	8mo	$87,500	$110	52
680 S Stirling St	0.58mi	2/1.0	816 (+13%)	11mo	$109,000	$134	42
664 Emerson Ave	0.73mi	2/1.0	803 (+12%)	9mo	$105,000	$131	39

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,059
• Equity at exit: $18,623

10-year hold

• IRR: 6.1%
• Equity multiple: 1.49×
• Total profit: $17,025
• Equity at exit: $10,799

Cash invested: $34,972 (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: 85
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $174

Break-even live

Break-even rent $981

Max offer price $124,900

Occupancy floor 80%

Sensitivity live

Price	-10% $245	-5% $209	+0% $174	+5% $139	+10% $103
Rent	-10% $79	-5% $127	+0% $174	+5% $222	+10% $269
Rate	-1.0pp $237	-0.5pp $206	base $174	+0.5pp $142	+1.0pp $109

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$974	$1.17	45d	1	0.46mi

Listing history 34 events

1. 2026-06-21
   pricedays on market $124,900 Active 57 DOM
2. 2026-06-18
   days on market $139,900 Active 54 DOM
3. 2026-06-17
   days on market $139,900 Active 53 DOM
4. 2026-06-16
   days on market $139,900 Active 52 DOM
5. 2026-06-15
   days on market $139,900 Active 51 DOM
6. 2026-06-13
   days on market $139,900 Active 49 DOM
7. 2026-06-13
   days on market $139,900 Active 48 DOM
8. 2026-06-09
   days on market $139,900 Active 45 DOM
9. 2026-06-08
   days on market $139,900 Active 44 DOM
10. 2026-06-07
    days on market $139,900 Active 43 DOM
11. 2026-06-04
    days on market $139,900 Active 40 DOM
12. 2026-06-03
    days on market $139,900 Active 39 DOM
13. 2026-06-02
    days on market $139,900 Active 38 DOM
14. 2026-06-01
    days on market $139,900 Active 37 DOM
15. 2026-05-31
    days on market $139,900 Active 36 DOM
16. 2026-04-24
    listed $139,900 Active 343-char remark

    Show marketing remark (343 chars)

    Come tour this charming home nestled in a lovely north east Pontiac neighborhood. Walking distance to the high school and a short drive to shopping and expressways. This low maintenance home is ready for a new owner. New roof in '24. Spacious back yard with a storage shed. Newer countertops and flooring included. Schedule your showing today!

17. 2026-04-24
    listed $139,900 Active 343-char remark

    Show marketing remark (343 chars)

    Come tour this charming home nestled in a lovely north east Pontiac neighborhood. Walking distance to the high school and a short drive to shopping and expressways. This low maintenance home is ready for a new owner. New roof in '24. Spacious back yard with a storage shed. Newer countertops and flooring included. Schedule your showing today!

18. 2010-09-08
    historical
19. 2009-09-07
    listed $25,500
20. 2009-08-10
    soldstatus $8,000
21. 2009-03-11
    listed $9,900
22. 2008-09-07
    historical
23. 2008-03-10
    listed $29,000
24. 2000-04-07
    soldstatus $64,500
25. 1999-08-27
    soldstatus $18,500
26. 1999-06-30
    soldstatus $18,500
27. 1999-06-23
    historical
28. 1999-06-21
    listed $26,900
29. 1997-07-30
    soldstatus $47,284
30. 1996-08-23
    soldstatus $26,900
31. 1996-08-15
    soldstatus $46,500
32. 1991-02-11
    soldstatus $29,900
33. 1991-01-28
    soldstatus $29,900
34. 1979-12-03
    soldstatus $24,500

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$556/yr (+$46/mo · 68.6%)

ⓘ 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: $14,411
• − Mortgage interest: −$6,996
• − Property taxes: −$811
• − Insurance: −$624
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,633
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,080/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

+471.0% since first listed

19 events — show timeline

• 2026-04-24 Listed $139,900 REALCOMP
• 2026-04-24 Listed $139,900 MiRealSource-MiMLS
• 2010-09-08 Listing Removed — REALCOMP
• 2009-09-07 Listed $25,500 REALCOMP
• 2009-08-10 Sold (MLS) $8,000 REALCOMP
• 2009-03-11 Listed $9,900 REALCOMP
• 2008-09-07 Listing Removed — REALCOMP
• 2008-03-10 Listed $29,000 REALCOMP
• 2000-04-07 Sold (Public Records) $64,500 Public Records
• 1999-08-27 Sold (Public Records) $18,500 Public Records
• 1999-06-30 Sold (MLS) $18,500 MiRealSource-MiMLS
• 1999-06-23 Listing Removed — MiRealSource-MiMLS
• 1999-06-21 Listed $26,900 MiRealSource-MiMLS
• 1997-07-30 Sold (Public Records) $47,284 Public Records
• 1996-08-23 Sold (Public Records) $26,900 Public Records
• 1996-08-15 Sold (Public Records) $46,500 Public Records
• 1991-02-11 Sold (Public Records) $29,900 Public Records
• 1991-01-28 Sold (Public Records) $29,900 Public Records
• 1979-12-03 Sold (Public Records) $24,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $811 · +2.7% YoY. Source: county tax records.