20916 Pinecrest St · Taylor, MI 48180

$157,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 38 Days on market

Built 1947 6,534 sqft lot Est $156k · at est.

---

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 +21.8/30.0
• ARV discount +7.3/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this completely updated 3-bedroom, 1-bath ranch that blends modern style with comfortable living. Remodeled from head to toe, this home is truly move-in ready. Enjoy an open, bright layout featuring fresh paint, new flooring, and updated fixtures throughout. The kitchen has been tastefully redone with new cabinetry, countertops, and appliances - perfect for everyday cooking or entertaining guests. Both bedrooms offer great natural light and comfortable space, while the fully updated bathroom features a clean, contemporary design. Outside, you'll love the nice-sized lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property also includes a 1-car garage, providing convenience and extra storage. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this remodeled ranch checks all the boxes. Don't miss your chance to make it yours!

Key facts

• Nice-sized lot
• Updated kitchen
• 1-car garage

Tags

• UPDATED KITCHEN
• FULLY UPDATED BATHROOM
• NICE-SIZED LOT
• 1-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $152k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.4% in Taylor — 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 76/100 on livability (#144 in MI, #3,684 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Taylor School District (urban): math 14% / reading 27% proficiency, ranked #462 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 281 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $78k; list at $157k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1947 — 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: 1.01% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $156,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6700 Jackson St	0.38mi	3/1.0	891 (+3%)	3mo	$99,000	$111	75
7235 Mortenview Dr	0.30mi	3/1.0	946 (+10%)	4mo	$169,900	$180	67
7855 Weddel St	0.65mi	3/1.5	850 (-2%)	1mo	$213,500	$251	64
6730 Buckingham Ave	0.62mi	3/1.0	840 (-3%)	3mo	$141,000	$168	64
6778 Buckingham Ave	0.63mi	3/1.0	900 (+4%)	1mo	$225,000	$250	63
6640 Jackson St	0.37mi	3/1.0	967 (+12%)	8mo	$185,000	$191	56
6384 Buckingham Ave	0.66mi	3/1.0	910 (+5%)	7mo	$175,000	$192	54
8032 William St	0.67mi	2/1.0 (-1)	812 (-6%)	1mo	$160,000	$197	53
6354 Buckingham Ave	0.68mi	2/1.0 (-1)	910 (+5%)	3mo	$106,000	$116	52
7847 William St	0.57mi	3/1.0	957 (+11%)	8mo	$170,000	$178	49
7866 Dudley St	0.62mi	3/1.0	957 (+11%)	5mo	$172,900	$181	49
8025 Mayfair St	0.71mi	3/1.0	971 (+12%)	8mo	$165,000	$170	40

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 · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,784
• Equity at exit: $23,409

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $27,204
• Equity at exit: $13,574

Cash invested: $43,960 (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 48180

• Rents YoY: 4.9%
• Active inventory: 281
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$823
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $245

Break-even live

Break-even rent $1,269

Max offer price $157,000

Occupancy floor 79%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	1.10mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	1d	1	1.17mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	1.20mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	21d	1	1.20mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	11d	1	1.21mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	1d	1	1.21mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	1.21mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	1d	1	1.22mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	1d	1	1.24mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	43d	1	1.29mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	1.38mi

Listing history 20 events

1. 2026-02-27
   status Pending 920-char remark

   Show marketing remark (920 chars)

   Step inside this completely updated 3-bedroom, 1-bath ranch that blends modern style with comfortable living. Remodeled from head to toe, this home is truly move-in ready. Enjoy an open, bright layout featuring fresh paint, new flooring, and updated fixtures throughout. The kitchen has been tastefully redone with new cabinetry, countertops, and appliances - perfect for everyday cooking or entertaining guests. Both bedrooms offer great natural light and comfortable space, while the fully updated bathroom features a clean, contemporary design. Outside, you'll love the nice-sized lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property also includes a 1-car garage, providing convenience and extra storage. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this remodeled ranch checks all the boxes. Don't miss your chance to make it yours!

2. 2026-02-27
   status Pending

   Show marketing remark (920 chars)

   Step inside this completely updated 3-bedroom, 1-bath ranch that blends modern style with comfortable living. Remodeled from head to toe, this home is truly move-in ready. Enjoy an open, bright layout featuring fresh paint, new flooring, and updated fixtures throughout. The kitchen has been tastefully redone with new cabinetry, countertops, and appliances - perfect for everyday cooking or entertaining guests. Both bedrooms offer great natural light and comfortable space, while the fully updated bathroom features a clean, contemporary design. Outside, you'll love the nice-sized lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property also includes a 1-car garage, providing convenience and extra storage. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this remodeled ranch checks all the boxes. Don't miss your chance to make it yours!

3. 2026-02-27
   price $157,000 920-char remark

   Show marketing remark (920 chars)

   Step inside this completely updated 3-bedroom, 1-bath ranch that blends modern style with comfortable living. Remodeled from head to toe, this home is truly move-in ready. Enjoy an open, bright layout featuring fresh paint, new flooring, and updated fixtures throughout. The kitchen has been tastefully redone with new cabinetry, countertops, and appliances - perfect for everyday cooking or entertaining guests. Both bedrooms offer great natural light and comfortable space, while the fully updated bathroom features a clean, contemporary design. Outside, you'll love the nice-sized lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property also includes a 1-car garage, providing convenience and extra storage. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this remodeled ranch checks all the boxes. Don't miss your chance to make it yours!

4. 2026-02-27
   price $157,000

   Show marketing remark (920 chars)

   Step inside this completely updated 3-bedroom, 1-bath ranch that blends modern style with comfortable living. Remodeled from head to toe, this home is truly move-in ready. Enjoy an open, bright layout featuring fresh paint, new flooring, and updated fixtures throughout. The kitchen has been tastefully redone with new cabinetry, countertops, and appliances - perfect for everyday cooking or entertaining guests. Both bedrooms offer great natural light and comfortable space, while the fully updated bathroom features a clean, contemporary design. Outside, you'll love the nice-sized lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property also includes a 1-car garage, providing convenience and extra storage. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this remodeled ranch checks all the boxes. Don't miss your chance to make it yours!

5. 2026-01-21
   listed $149,900 Active
6. 2026-01-20
   listed $149,900 Active 920-char remark

   Show marketing remark (920 chars)

   Step inside this completely updated 3-bedroom, 1-bath ranch that blends modern style with comfortable living. Remodeled from head to toe, this home is truly move-in ready. Enjoy an open, bright layout featuring fresh paint, new flooring, and updated fixtures throughout. The kitchen has been tastefully redone with new cabinetry, countertops, and appliances - perfect for everyday cooking or entertaining guests. Both bedrooms offer great natural light and comfortable space, while the fully updated bathroom features a clean, contemporary design. Outside, you'll love the nice-sized lot, offering plenty of room for outdoor activities, gardening, or future expansion. The property also includes a 1-car garage, providing convenience and extra storage. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this remodeled ranch checks all the boxes. Don't miss your chance to make it yours!

7. 2025-12-18
   historical
8. 2025-11-29
   price $149,999
9. 2025-11-28
   price $149,999
10. 2025-11-28
    status Active
11. 2025-11-28
    status Active
12. 2025-11-24
    status Pending
13. 2025-11-24
    status Pending
14. 2025-11-24
    price $160,000
15. 2025-11-24
    historical
16. 2025-11-24
    price $160,000
17. 2025-11-17
    listed $149,999 Active
18. 2025-11-17
    listed $149,999 Active
19. 2025-10-27
    soldstatus $77,500
20. 1995-11-03
    soldstatus $51,900

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$526/yr (+$44/mo · 38.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 14 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: $18,952
• − Mortgage interest: −$8,794
• − Property taxes: −$1,366
• − Insurance: −$785
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,567
• Taxable income: $406
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,843/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: Taylor School District
• NCES district ID: 2633540
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $43,062
• Composite: 17.62/100
• National rank: #9034
• State rank: #462 of 540 in MI

Livability — Taylor

• Score: 76/100
• State rank: #144
• US rank: #3684

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, MI
• County: Wayne County · 1,562,939 people
• City population: 62,081
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 62,081
• Household income: $61,081
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1957.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 4% Arabic 3% Other Indo-European 3%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.33%
• Current HPI: 228.921
• Rent YoY: ▲ 4.90%
• 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

+202.5% since first listed

20 events — show timeline

• 2026-02-27 Pending — MiRealSource-MiMLS
• 2026-02-27 Pending — REALCOMP
• 2026-02-27 Price Changed $157,000 REALCOMP
• 2026-02-27 Price Changed $157,000 MiRealSource-MiMLS
• 2026-01-21 Listed $149,900 REALCOMP
• 2026-01-20 Listed $149,900 MiRealSource-MiMLS
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-11-29 Price Changed $149,999 MiRealSource-MiMLS
• 2025-11-28 Price Changed $149,999 REALCOMP
• 2025-11-28 Relisted — MiRealSource-MiMLS
• 2025-11-28 Relisted — REALCOMP
• 2025-11-24 Pending — MiRealSource-MiMLS
• 2025-11-24 Pending — REALCOMP
• 2025-11-24 Price Changed $160,000 REALCOMP
• 2025-11-24 Listing Removed — REALCOMP
• 2025-11-24 Price Changed $160,000 MiRealSource-MiMLS
• 2025-11-17 Listed $149,999 REALCOMP
• 2025-11-17 Listed $149,999 MiRealSource-MiMLS
• 2025-10-27 Sold (Public Records) $77,500 Public Records
• 1995-11-03 Sold (Public Records) $51,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,366 · -12.1% YoY. Source: county tax records.