113 Kemp St · Pontiac, MI 48342

$123,950

2 bd · 1.0 ba · 1,483 sqft · SingleFamily public records · 2 Days on market

Built 1920 5,663 sqft lot $84/sqft · 16% below area Est $100k · 24% over

---

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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 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

Seller Ready to Go – All Reasonable Offers Considered! Don't miss this wonderful opportunity to own a historic home! Step onto the three-season front porch and enter the charming living room, featuring original moldings and gleaming hardwood floors. The living room flows seamlessly into the formal dining room and a full kitchen with ample storage. Upstairs, you'll find two generously sized bedrooms and a full bathroom. The basement offers a laundry area and plenty of additional storage. Enjoy outdoor living in the oversized yard - perfect for activities and entertaining. This home is part of GM Modern Housing Historic Homes and has seen recent updates, including a new roof (2021) and furnace (2016). Schedule your visit today!

Key facts

• Formal dining room
• Laundry area
• Original moldings

Tags

• THREE-SEASON FRONT PORCH
• ORIGINAL MOLDINGS
• GLEAMING HARDWOOD FLOORS
• FORMAL DINING ROOM
• AMPLE STORAGE
• LAUNDRY AREA

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Built with block foundation; Other construction materials
• Exterior features: Paved road access; Lot dimensions approximately 41.97 x 132.13 (0.13 acres)

Interior

• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Unfinished basement; Enclosed porch/patio

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Cap rate 7.2% 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: Owen Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 289 students, 85% 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 80% FRL track the district average.
• Market conditions: 90 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $856 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $1k; list at $124k implies a 11705% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,950

Questions for the listing agent

1. Built in 1920 — 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. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $100,078
• List price: $123,950
• Delta: 23.85%
• 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
50 Lewis St	0.14mi	3/1.0 (+1)	1,614 (+9%)	10mo	$62,500	$39	66
352 N Perry St	0.35mi	3/1.0 (+1)	1,344 (-9%)	0mo	$90,000	$67	63
93 Poplar Ave	0.41mi	3/1.5 (+1)	1,344 (-9%)	1mo	$191,500	$142	57
73 Poplar Ave	0.37mi	3/2.5 (+1)	1,367 (-8%)	3mo	$130,000	$95	57
68 Kimball St	0.51mi	3/2.0 (+1)	1,564 (+6%)	3mo	$141,000	$90	56
320 Cesar E Chavez Ave	0.65mi	3/2.0 (+1)	1,530 (+3%)	1mo	$170,000	$111	55
25 Ellwood St	0.30mi	3/1.0 (+1)	1,294 (-13%)	8mo	$127,700	$99	53
51 Forest St	0.34mi	3/2.5 (+1)	1,361 (-8%)	11mo	$135,000	$99	50
37 Poplar Ave	0.30mi	3/2.0 (+1)	1,287 (-13%)	8mo	$135,000	$105	48
107 Hamilton St	0.44mi	3/2.5 (+1)	1,350 (-9%)	11mo	$135,000	$100	44
140 W Howard St	0.55mi	3/1.5 (+1)	1,288 (-13%)	5mo	$105,000	$82	41
38 Summit St	0.75mi	3/2.5 (+1)	1,361 (-8%)	12mo	$135,000	$99	30

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-14,102
• Equity at exit: $18,481

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,428
• Equity at exit: $10,717

Cash invested: $34,706 (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 48342

• Home prices YoY: -33.8%
• Active inventory: 90
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$650
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $93

Break-even live

Break-even rent $1,154

Max offer price $123,950

Occupancy floor 88%

Sensitivity live

Price	-10% $163	-5% $128	+0% $93	+5% $58	+10% $23
Rent	-10% $-7	-5% $43	+0% $93	+5% $143	+10% $194
Rate	-1.0pp $156	-0.5pp $125	base $93	+0.5pp $61	+1.0pp $28

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: $30,988
• Closing costs: $3,718
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Whitfield St Pontiac, MI	3.0	1.0	924	$1,175	$1.27	45d	1	0.12mi
20 Frank St Pontiac, MI	1.0	1.0	995	$800	$0.80	19d	1	0.33mi
264 Nelson St Pontiac, MI	3.0	1.0	1478	$1,590	$1.08	45d	1	0.38mi
49 Oakhill St Pontiac, MI	3.0	1.0	1200	$1,575	$1.31	26d	1	0.41mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	26d	1	0.68mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	5d	1	0.68mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	26d	1	0.79mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	45d	1	0.79mi
5 Carter St Pontiac, MI	1.0	1.0	880	$1,034	$1.18	6d	1	0.84mi
4000 Winston Dr Pontiac, MI	2.0	1.5	952	$1,182	$1.24	1d	1	0.84mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$974	$1.17	45d	1	0.91mi
35 N Saginaw St Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	45d	1	0.92mi
35 N Saginaw St Unit 2 Pontiac, MI	1.0	1.0	1000	$1,350	$1.35	45d	1	0.92mi
68 N Shirley St Pontiac, MI	3.0	1.0	950	$1,395	$1.47	19d	1	1.01mi
85 E Beverly Ave Pontiac, MI	3.0	1.0	1000	$1,250	$1.25	6d	1	1.03mi
38 N Shirley St Pontiac, MI	3.0	1.0	1174	$1,425	$1.21	45d	1	1.05mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	45d	1	1.07mi
195 W Kennett Rd Unit 202 Pontiac, MI	2.0	1.0	950	$875	$0.92	45d	1	1.19mi
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	14d	1	1.21mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,125	$1.26	23d	1	1.27mi
126 W Cornell Ave Pontiac, MI	3.0	1.0	891	$1,325	$1.49	45d	1	1.27mi
23 Henry Clay Ave Unit 1 Pontiac, MI	3.0	1.0	1200	$1,450	$1.21	19d	1	1.35mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	45d	1	1.37mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,384	$1.20	19d	1	1.49mi
90 Martin Luther King Jr Blvd S Pontiac, MI	2.0	1.0	900	$1,000	$1.11	45d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $123,950 Active 2 DOM
2. 2026-06-16
   days on marketlisting id $123,950 Active 1 DOM

   Show marketing remark (754 chars)

   Seller Ready to Go – All Reasonable Offers Considered! Don't miss this wonderful opportunity to own a historic home! Step onto the three-season front porch and enter the charming living room, featuring original moldings and gleaming hardwood floors. The living room flows seamlessly into the formal dining room and a full kitchen with ample storage. Upstairs, you'll find two generously sized bedrooms and a full bathroom. The basement offers a laundry area and plenty of additional storage. Enjoy outdoor living in the oversized yard - perfect for activities and entertaining. This home is part of GM Modern Housing Historic Homes and has seen recent updates, including a new roof (2021) and furnace (2016). Schedule your visit today!

3. 2026-06-15
   pricedays on market $123,950 Active 43 DOM
4. 2026-06-13
   days on market $169,500 Active 41 DOM
5. 2026-06-13
   days on market $169,500 Active 40 DOM
6. 2026-06-09
   days on market $169,500 Active 37 DOM
7. 2026-06-08
   days on market $169,500 Active 36 DOM
8. 2026-06-07
   days on market $169,500 Active 35 DOM
9. 2026-06-04
   days on market $169,500 Active 32 DOM
10. 2026-06-03
    days on market $169,500 Active 31 DOM
11. 2026-06-02
    days on market $169,500 Active 30 DOM
12. 2026-06-01
    days on market $169,500 Active 29 DOM
13. 2026-05-31
    days on market $169,500 Active 28 DOM
14. 2026-05-03
    listed $169,500 Active 757-char remark
15. 2026-05-03
    listed $169,500 Active 754-char remark
16. 2023-02-11
    historical
17. 2023-02-11
    historical
18. 2023-02-08
    price $112,500
19. 2023-02-04
    price $117,500
20. 2022-12-15
    price $110,500
21. 2022-12-11
    listed $123,000 Active
22. 2022-12-11
    listed $112,500
23. 2009-04-23
    soldstatus $1,050
24. 2008-12-01
    listed $3,900
25. 2008-05-13
    soldstatus $64,590
26. 2000-02-03
    soldstatus $67,000
27. 2000-02-03
    soldstatus $64,000

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,523 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,266
• − Mortgage interest: −$6,943
• − Property taxes: −$2,523
• − Insurance: −$620
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,606
• Taxable loss: −$868
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,326/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
• City population: 44,593
• Population (ZIP): 17,227

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 0.62)
• Race & ethnicity: Black 57% Hispanic / Latino 19% White 13% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 15% Other Asian/Pacific 4% Other Indo-European 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: ▼ -109.18%
• Current HPI: 214.3258
• 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

+85.0% since first listed

20 events — show timeline

• 2026-06-16 Listed $123,950 REALCOMP
• 2026-06-16 Listed $123,950 MiRealSource-MiMLS
• 2026-06-15 Listing Removed — MiRealSource-MiMLS
• 2026-06-15 Listing Removed — REALCOMP
• 2026-06-14 Price Changed $123,950 REALCOMP
• 2026-06-14 Price Changed $123,950 MiRealSource-MiMLS
• 2026-05-03 Listed $169,500 REALCOMP
• 2026-05-03 Listed $169,500 MiRealSource-MiMLS
• 2023-02-11 Listing Removed — REALCOMP
• 2023-02-11 Listing Removed — MiRealSource-MiMLS
• 2023-02-08 Price Changed $112,500 MiRealSource-MiMLS
• 2023-02-04 Price Changed $117,500 MiRealSource-MiMLS
• 2022-12-15 Price Changed $110,500 MiRealSource-MiMLS
• 2022-12-11 Listed $112,500 REALCOMP
• 2022-12-11 Listed $123,000 MiRealSource-MiMLS
• 2009-04-23 Sold (MLS) $1,050 REALCOMP
• 2008-12-01 Listed $3,900 REALCOMP
• 2008-05-13 Sold (Public Records) $64,590 Public Records
• 2000-02-03 Sold (Public Records) $64,000 Public Records
• 2000-02-03 Sold (Public Records) $67,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $2,523 · +30.1% YoY. Source: county tax records.