40 Dwight Ave · Pontiac, MI 48341

$90,000

5 bd · 4.0 ba · 1,575 sqft · SingleFamily public records · 17 Days on market

Built 1930 5,663 sqft lot Est $173k · 48% 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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Pontiac's Grandview subdivision! This spacious 4-bedroom, 2-bath home offers plenty of room to bring your vision to life. Featuring a generous floor plan, large living spaces, and solid potential, this property is ready for renovation and customization. Whether you're an investor, flipper, or buyer looking to create your dream home, the possibilities are endless. Conveniently located near shopping, dining, parks, and major commuter routes. Bring your ideas and unlock the value this home has to offer!

Key facts

• Ready for renovation
• Large living spaces
• 5,663 sq ft lot

Tags

• LARGE LIVING SPACES
• READY FOR RENOVATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Front porch; Exterior lighting; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central cooling
• Interior features: Living room fireplace; Unfinished basement; Lighting
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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: 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• At $2,047/mo this rent would consume 48% of the median local household income ($51k/yr) (locally 833% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 818% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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: 2.27% ✓
• Cap rate: 18.57%
• Cash-on-cash: 43.84%
• DSCR: 2.95
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $173,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Mohawk Rd	0.42mi	5/2.0	1,577 (+0%)	11mo	$222,600	$141	63
196 Mohawk Rd	0.31mi	4/2.0 (-1)	1,514 (-4%)	5mo	$97,900	$65	62
331 Elizabeth Lake Rd	0.44mi	4/1.5 (-1)	1,576 (+0%)	5mo	$179,000	$114	60
671 W Huron St	0.20mi	4/1.5 (-1)	1,748 (+11%)	9mo	$90,000	$51	50
113 Osceola Dr	0.58mi	4/1.5 (-1)	1,512 (-4%)	5mo	$175,000	$116	47
86 Cherokee Rd	0.25mi	4/2.0 (-1)	1,728 (+10%)	18mo	$81,200	$47	44
129 Osceola Dr	0.59mi	4/2.0 (-1)	1,455 (-8%)	5mo	$160,000	$110	43
17 Osceola Dr	0.57mi	4/2.0 (-1)	1,587 (+1%)	23mo	$185,000	$117	40
325 Voorheis St	0.71mi	4/3.0 (-1)	1,590 (+1%)	20mo	$110,000	$69	40
110 N Johnson St	0.30mi	4/1.0 (-1)	1,760 (+12%)	18mo	$120,000	$68	34
120 Osceola Dr	0.56mi	4/2.0 (-1)	1,670 (+6%)	22mo	$150,000	$90	32
64 Illinois Ave	0.63mi	4/3.0 (-1)	1,791 (+14%)	16mo	$255,000	$142	25

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: 40.8%
• Equity multiple: 2.75×
• Total profit: $44,133
• Equity at exit: $13,419

10-year hold

• IRR: 47.1%
• Equity multiple: 5.53×
• Total profit: $114,250
• Equity at exit: $7,782

Cash invested: $25,200 (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 48341

• Active inventory: 100
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,047 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $921

Break-even live

Break-even rent $882

Max offer price $90,000

Occupancy floor 50%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Chippewa Rd Pontiac, MI	4.0	1.0	1315	$1,750	$1.33	24d	1	0.36mi
5 Wenonah Dr Pontiac, MI	4.0	1.5	1749	$2,000	$1.14	43d	1	0.57mi

Listing history 13 events

1. 2026-06-18
   days on market $90,000 Active 17 DOM
2. 2026-06-17
   pricedays on market $90,000 Active 16 DOM
3. 2026-06-16
   days on market $100,000 Active 15 DOM
4. 2026-06-15
   days on market $100,000 Active 14 DOM
5. 2026-06-13
   days on market $100,000 Active 12 DOM
6. 2026-06-13
   days on market $100,000 Active 11 DOM
7. 2026-06-09
   days on market $100,000 Active 8 DOM
8. 2026-06-08
   days on market $100,000 Active 7 DOM
9. 2026-06-07
   days on market $100,000 Active 6 DOM
10. 2026-06-04
    days on market $100,000 Active 3 DOM
11. 2026-06-03
    days on market $100,000 Active 2 DOM
12. 2026-06-02
    remarks 527-char remark
13. 2026-06-02
    listed $100,000 Active 1 DOM

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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: $24,565
• − Mortgage interest: −$5,041
• − Property taxes: −$2,244
• − Insurance: −$450
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$2,618
• Taxable income: $10,281
• Est. tax owed @ 24.0%: −$2,467
• After-tax cash flow: $8,581/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): 18,924
• Household income: $51,390
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 833.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 57% White 22% Hispanic / Latino 12% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 2% Romanian 1% Swiss 1%
• Foreign-born: 10% · Canada
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 1% Other Asian/Pacific 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: ▼ -204.11%
• Current HPI: 257.8941
• Rent YoY: —
• 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

+185.7% since first listed

12 events — show timeline

• 2026-06-01 Listed $100,000 REALCOMP
• 2026-06-01 Listed $100,000 MiRealSource-MiMLS
• 2011-02-18 Sold (MLS) $9,800 MiRealSource-MiMLS
• 2011-02-18 Sold (MLS) $9,800 REALCOMP
• 2010-12-28 Listed $10,600 MiRealSource-MiMLS
• 2010-12-28 Listed $10,600 REALCOMP
• 2005-08-09 Sold (Public Records) $107,000 Public Records
• 2005-07-20 Sold (MLS) $107,000 REALCOMP
• 2004-11-12 Listing Removed — REALCOMP
• 2004-11-12 Listed $109,900 REALCOMP
• 2004-08-10 Listed $119,900 REALCOMP
• 1996-07-30 Sold (Public Records) $35,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,244 · +24.4% YoY. Source: county tax records.