744 Saint Clair St · Pontiac, MI 48340

$79,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 158 Days on market

Built 1920 4,356 sqft lot Est $142k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

Key facts

• 4,356 sq ft lot
• Built 1920
• Listed 158 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 105)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 34% 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 $552 of loan paydown is wiped out by about $2k 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 + 4.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.70% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.08%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $142,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Pingree Ave	0.41mi	3/2.0	1,298 (+0%)	10mo	$150,000	$116	68
106 W Cornell Ave	0.63mi	3/1.0	1,337 (+4%)	1mo	$167,500	$125	64
93 Poplar Ave	0.57mi	3/1.5	1,344 (+4%)	1mo	$191,500	$142	64
145 Parkdale Ave	0.40mi	3/1.0	1,142 (-12%)	0mo	$82,900	$73	62
37 Poplar Ave	0.58mi	3/2.0	1,287 (-0%)	8mo	$135,000	$105	61
107 Hamilton St	0.42mi	3/2.5	1,350 (+4%)	11mo	$135,000	$100	58
73 Poplar Ave	0.57mi	3/2.5	1,367 (+6%)	3mo	$130,000	$95	55
24 W Fairmount Ave	0.70mi	2/2.0 (-1)	1,247 (-4%)	4mo	$67,000	$54	49
51 Forest St	0.63mi	3/2.5	1,361 (+5%)	11mo	$135,000	$99	46
146 W Beverly Ave	0.61mi	3/1.0	1,100 (-15%)	1mo	$132,500	$120	46
172 Nelson St	0.70mi	3/1.0	1,152 (-11%)	6mo	$180,000	$156	45
81 E Fairmount Ave	0.67mi	2/2.0 (-1)	1,479 (+14%)	12mo	$162,000	$110	26

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: 26.5%
• Equity multiple: 2.12×
• Total profit: $25,166
• Equity at exit: $11,913

10-year hold

• IRR: 35.2%
• Equity multiple: 4.49×
• Total profit: $78,105
• Equity at exit: $6,908

Cash invested: $22,372 (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: 83
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$419
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $561

Break-even live

Break-even rent $648

Max offer price $79,900

Occupancy floor 54%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	5d	1	0.49mi
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	44d	1	0.52mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	44d	1	0.57mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	44d	1	0.65mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	22d	1	0.65mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	44d	1	0.80mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	24d	1	1.02mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	3d	1	1.09mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	1.11mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	24d	1	1.17mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	1.18mi
136 W Princeton Ave Pontiac, MI	3.0	1.0	1050	$1,395	$1.33	20d	1	1.21mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	1.35mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	24d	1	1.38mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.38mi
4000 Winston Dr Pontiac, MI	2.0	1.5	1032	$515	$0.50	2d	1	1.44mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	12d	1	1.49mi

Listing history 40 events

1. 2026-06-18
   days on market $79,900 Active 158 DOM
2. 2026-06-17
   days on market $79,900 Active 157 DOM
3. 2026-06-16
   days on market $79,900 Active 156 DOM
4. 2026-06-15
   days on market $79,900 Active 155 DOM
5. 2026-06-13
   days on market $79,900 Active 153 DOM
6. 2026-06-13
   days on market $79,900 Active 152 DOM
7. 2026-06-09
   days on market $79,900 Active 149 DOM
8. 2026-06-08
   days on market $79,900 Active 148 DOM
9. 2026-06-07
   days on market $79,900 Active 147 DOM
10. 2026-06-04
    days on market $79,900 Active 144 DOM
11. 2026-06-03
    days on market $79,900 Active 143 DOM
12. 2026-06-02
    days on market $79,900 Active 142 DOM
13. 2026-06-01
    days on market $79,900 Active 141 DOM
14. 2026-05-31
    days on market $79,900 Active 140 DOM
15. 2026-05-29
    price $79,900 316-char remark

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

16. 2026-05-29
    status Active 316-char remark

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

17. 2026-05-29
    status Active

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

18. 2026-05-29
    price $79,900

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

19. 2026-04-22
    historical 316-char remark

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

20. 2026-03-31
    price $72,000 316-char remark

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

21. 2026-03-31
    price $72,000

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

22. 2026-02-21
    price $75,000 316-char remark

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

23. 2026-02-20
    price $75,000
24. 2025-12-06
    listed $79,900 Active
25. 2025-12-05
    listed $79,900 Active 316-char remark

    Show marketing remark (316 chars)

    Great Investment opportunity. Reno started and ready for your personal your ideas to make it your own. Cute home with tons of potential. Priced accordingly to allow for your finishing touches. Purchase for yourself or could be used as an investment as well. BATVAI. Room sizes are approximate. Sold "AS-IS"

26. 2018-07-05
    soldstatus $2,065,000
27. 2012-05-01
    historical
28. 2012-05-01
    historical
29. 2011-03-16
    listed $23,900
30. 2011-03-16
    listed $23,900
31. 2008-12-03
    historical
32. 2007-12-03
    listed $49,900
33. 2007-10-26
    historical
34. 2007-07-26
    listed $75,000
35. 2007-05-15
    soldstatus $8,000
36. 2007-05-15
    soldstatus $8,000
37. 2007-04-25
    historical
38. 2007-03-23
    listed $10,605
39. 2007-03-23
    listed $10,605
40. 1996-10-25
    soldstatus $12,900

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$256/yr (+$21/mo · 35.7%)

ⓘ 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: $16,296
• − Mortgage interest: −$4,476
• − Property taxes: −$718
• − Insurance: −$400
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,324
• Taxable income: $5,772
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $5,343/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

+519.4% since first listed

26 events — show timeline

• 2026-05-29 Price Changed $79,900 MiRealSource-MiMLS
• 2026-05-29 Relisted — MiRealSource-MiMLS
• 2026-05-29 Relisted — REALCOMP
• 2026-05-29 Price Changed $79,900 REALCOMP
• 2026-04-22 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Price Changed $72,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $72,000 REALCOMP
• 2026-02-21 Price Changed $75,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $75,000 REALCOMP
• 2025-12-06 Listed $79,900 REALCOMP
• 2025-12-05 Listed $79,900 MiRealSource-MiMLS
• 2018-07-05 Sold (Public Records) $2,065,000 Public Records
• 2012-05-01 Listing Removed — REALCOMP
• 2012-05-01 Listing Removed — MiRealSource-MiMLS
• 2011-03-16 Listed $23,900 REALCOMP
• 2011-03-16 Listed $23,900 MiRealSource-MiMLS
• 2008-12-03 Listing Removed — REALCOMP
• 2007-12-03 Listed $49,900 REALCOMP
• 2007-10-26 Listing Removed — REALCOMP
• 2007-07-26 Listed $75,000 REALCOMP
• 2007-05-15 Sold (MLS) $8,000 REALCOMP
• 2007-05-15 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2007-04-25 Listing Removed — MiRealSource-MiMLS
• 2007-03-23 Listed $10,605 REALCOMP
• 2007-03-23 Listed $10,605 MiRealSource-MiMLS
• 1996-10-25 Sold (Public Records) $12,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $718 · -48.8% YoY. Source: county tax records.