805 Kettering Ave · Pontiac, MI 48340

$123,000

3 bd · 1.0 ba · 951 sqft · SingleFamily public records · 51 Days on market

Built 1966 6,098 sqft lot $129/sqft · at area comps Est $127k · at est.

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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 +25.5/30.0
• ARV discount +9.1/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• 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

Charming and affordable 3-bedroom, 1-bath ranch offering 951 sq ft of comfortable living space! Built in 1966, this home is perfect for first-time buyers, downsizers, or savvy investors looking for a solid opportunity. Enjoy a functional layout with spacious bedrooms, a cozy living area, and plenty of natural light throughout. The property offers great potential to personalize and add value. Conveniently located in Pontiac near local amenities, shopping, and major roadways for easy commuting. Don't miss your chance to own a great home at an attractive price - schedule your showing today!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Asbestos construction material; Slab foundation; Built on one level
• Exterior features: Front and back yard fenced; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $119k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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, 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); 84 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 35% 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 $850 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $123k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $119,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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: 1.14% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $127,498
• List price: $123,000
• Delta: -3.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Melrose St	0.26mi	3/1.0	952 (+0%)	3mo	$142,000	$149	85
725 Emerson Ave	0.16mi	3/1.0	902 (-5%)	5mo	$136,000	$151	80
674 Parkwood Ave	0.48mi	3/1.0	961 (+1%)	3mo	$100,000	$104	73
811 Robinwood St	0.34mi	3/1.0	907 (-5%)	9mo	$77,000	$85	69
506 Emerson Ave	0.52mi	3/1.0	900 (-5%)	1mo	$135,000	$150	66
1005 Emerson Ave	0.39mi	3/1.0	1,030 (+8%)	3mo	$150,000	$146	66
536 Emerson Ave	0.46mi	3/1.0	883 (-7%)	9mo	$138,300	$157	59
509 Cameron Ave	0.52mi	3/1.0	860 (-10%)	6mo	$42,000	$49	55
414 Kenilworth Ave	0.72mi	3/1.0	884 (-7%)	4mo	$155,000	$175	51
483 Lynch Ave	0.62mi	3/1.0	1,032 (+8%)	8mo	$150,000	$145	50
428 Jordon Rd	0.73mi	3/1.0	887 (-7%)	7mo	$153,000	$172	49
667 Raskob St	0.70mi	3/1.0	866 (-9%)	8mo	$95,000	$110	46

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $712
• Equity at exit: $18,340

10-year hold

• IRR: 11.8%
• Equity multiple: 2.00×
• Total profit: $34,534
• Equity at exit: $10,635

Cash invested: $34,440 (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: 84
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$645
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $285

Break-even live

Break-even rent $1,036

Max offer price $123,000

Occupancy floor 75%

Sensitivity live

Price	-10% $355	-5% $320	+0% $285	+5% $250	+10% $216
Rent	-10% $175	-5% $230	+0% $285	+5% $340	+10% $396
Rate	-1.0pp $347	-0.5pp $317	base $285	+0.5pp $253	+1.0pp $221

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Scottwood St Pontiac, MI	3.0	1.0	920	$1,395	$1.52	13d	1	0.35mi
957 Perry St Pontiac, MI	1.0–3.0	1.0	835	$1,099	$1.32	44d	1	0.67mi
1173 Featherstone Rd Pontiac, MI	3.0	1.5	970	$1,495	$1.54	25d	1	0.80mi
695 1st Ave Pontiac, MI	3.0	1.0	986	$1,295	$1.31	44d	1	0.81mi
611 E Madison Ave Pontiac, MI	3.0	1.5	950	$1,395	$1.47	44d	1	0.82mi
672 Linda Vista Dr Pontiac, MI	3.0	1.0	900	$1,500	$1.67	4d	1	0.88mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	0.89mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	0.93mi
188 Vernon Dr Pontiac, MI	3.0	1.0	1100	$1,500	$1.36	25d	1	0.95mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1114	$1,150	$1.03	25d	1	1.14mi
16 Victory Dr Unit 18 Pontiac, MI	2.0	1.0	1118	$1,150	$1.03	44d	1	1.14mi
860 Walton Blvd Pontiac, MI	2.0	2.0	1025	$1,295	$1.26	0d	3	1.21mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	0d	3	1.25mi

Listing history 33 events

1. 2026-06-21
   days on market $123,000 Active 51 DOM
2. 2026-06-18
   days on market $123,000 Active 48 DOM
3. 2026-06-17
   days on market $123,000 Active 47 DOM
4. 2026-06-16
   days on market $123,000 Active 46 DOM
5. 2026-06-15
   days on market $123,000 Active 45 DOM
6. 2026-06-13
   days on market $123,000 Active 43 DOM
7. 2026-06-13
   days on market $123,000 Active 42 DOM
8. 2026-06-09
   days on market $123,000 Active 39 DOM
9. 2026-06-08
   days on market $123,000 Active 38 DOM
10. 2026-06-07
    days on market $123,000 Active 37 DOM
11. 2026-06-04
    days on market $123,000 Active 34 DOM
12. 2026-06-03
    days on market $123,000 Active 33 DOM
13. 2026-06-02
    days on market $123,000 Active 32 DOM
14. 2026-06-01
    days on market $123,000 Active 31 DOM
15. 2026-05-31
    days on market $123,000 Active 30 DOM
16. 2026-05-10
    price $124,999 594-char remark

    Show marketing remark (594 chars)

    Charming and affordable 3-bedroom, 1-bath ranch offering 951 sq ft of comfortable living space! Built in 1966, this home is perfect for first-time buyers, downsizers, or savvy investors looking for a solid opportunity. Enjoy a functional layout with spacious bedrooms, a cozy living area, and plenty of natural light throughout. The property offers great potential to personalize and add value. Conveniently located in Pontiac near local amenities, shopping, and major roadways for easy commuting. Don't miss your chance to own a great home at an attractive price - schedule your showing today!

17. 2026-05-09
    price $124,999 604-char remark
18. 2026-05-02
    listed $129,999 Active 604-char remark
19. 2026-05-01
    listed $129,999 Active 594-char remark

    Show marketing remark (594 chars)

    Charming and affordable 3-bedroom, 1-bath ranch offering 951 sq ft of comfortable living space! Built in 1966, this home is perfect for first-time buyers, downsizers, or savvy investors looking for a solid opportunity. Enjoy a functional layout with spacious bedrooms, a cozy living area, and plenty of natural light throughout. The property offers great potential to personalize and add value. Conveniently located in Pontiac near local amenities, shopping, and major roadways for easy commuting. Don't miss your chance to own a great home at an attractive price - schedule your showing today!

20. 2026-05-01
    historical $129,999 594-char remark

    Show marketing remark (594 chars)

    Charming and affordable 3-bedroom, 1-bath ranch offering 951 sq ft of comfortable living space! Built in 1966, this home is perfect for first-time buyers, downsizers, or savvy investors looking for a solid opportunity. Enjoy a functional layout with spacious bedrooms, a cozy living area, and plenty of natural light throughout. The property offers great potential to personalize and add value. Conveniently located in Pontiac near local amenities, shopping, and major roadways for easy commuting. Don't miss your chance to own a great home at an attractive price - schedule your showing today!

21. 2022-02-26
    soldstatus $65,000
22. 2022-02-17
    soldstatus $65,000 Closed
23. 2022-02-08
    historical
24. 2022-01-24
    status Pending
25. 2022-01-24
    status Pending
26. 2022-01-20
    price $85,000
27. 2022-01-20
    price $85,000
28. 2022-01-18
    price $105,000
29. 2022-01-17
    price $105,000
30. 2022-01-14
    listed $120,000 Active
31. 2022-01-14
    listed $120,000 Active
32. 2003-06-16
    historical
33. 2003-05-01
    listed $67,900

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$216/yr (+$18/mo · 14.8%)

ⓘ 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 ≥97°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: $16,761
• − Mortgage interest: −$6,890
• − Property taxes: −$1,463
• − Insurance: −$615
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,578
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $3,055/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

+81.1% since first listed

20 events — show timeline

• 2026-05-28 Price Changed $123,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $123,000 REALCOMP
• 2026-05-10 Price Changed $124,999 MiRealSource-MiMLS
• 2026-05-09 Price Changed $124,999 REALCOMP
• 2026-05-02 Listed $129,999 REALCOMP
• 2026-05-01 Listed $129,999 MiRealSource-MiMLS
• 2026-05-01 Coming Soon $129,999 MiRealSource-MiMLS
• 2022-02-26 Sold (Public Records) $65,000 Public Records
• 2022-02-17 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2022-02-08 Listing Removed — REALCOMP
• 2022-01-24 Pending — MiRealSource-MiMLS
• 2022-01-24 Pending — REALCOMP
• 2022-01-20 Price Changed $85,000 MiRealSource-MiMLS
• 2022-01-20 Price Changed $85,000 REALCOMP
• 2022-01-18 Price Changed $105,000 MiRealSource-MiMLS
• 2022-01-17 Price Changed $105,000 REALCOMP
• 2022-01-14 Listed $120,000 MiRealSource-MiMLS
• 2022-01-14 Listed $120,000 REALCOMP
• 2003-06-16 Listing Removed — REALCOMP
• 2003-05-01 Listed $67,900 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $1,463 · +2.7% YoY. Source: county tax records.