1975 Taylor St · Detroit, MI 48206

$240,000

6 bd · 2.0 ba · 2,480 sqft · MultiFamily public records · 8 Days on market

Built 1917 4,356 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fully renovated brick duplex located in one of Detroit's most desirable and rapidly appreciating neighborhoods. Just minutes from Boston-Edison, Virginia Park, New Center, Henry Ford Hospital, and Downtown Detroit, this turn-key multifamily presents an outstanding opportunity for both investors and owner-occupants. Each unit offers 3 spacious bedrooms, 1 full bathroom, generous living and dining areas, decorative fireplaces, and covered outdoor porch space. Both units are currently vacant and were most recently rented for $1,400 per month per unit, providing immediate income potential and flexibility for the next owner. Recent improvements include brand-new kitchens, updated bathrooms, new furnaces, new hot water tanks, fresh flooring, paint, and extensive renovations throughout. The property also features a full basement with ample storage space, separate mechanical systems, and a detached garage for additional storage or parking. Conveniently located near major employers, restaurants, shopping, cultural attractions, and freeway access. Whether you're looking to house hack, add a strong cash-flowing asset to your portfolio, or capitalize on Detroit's continued growth, this move-in-ready duplex is an opportunity you won't want to miss.

Key facts

• Ample storage space
• Full basement
• Updated bathrooms

Tags

• FULLY RENOVATED BRICK DUPLEX
• COVERED OUTDOOR PORCH SPACE
• BRAND-NEW KITCHENS
• UPDATED BATHROOMS
• FULL BASEMENT
• AMPLE STORAGE SPACE

Property features AI

Finance

• Other: Pets allowed — contact for details
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Multi-family residential building; Two stories; Two units of similar size
• Construction: Block and brick construction
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 127); Zoned for multifamily/residential

Interior

• Kitchen:
• Bedrooms: Two separate 3-bedroom units
• Flooring:
• Bathrooms: Two full bathrooms and two half bathrooms (total across property)
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive. Per door: $312/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,887/mo this rent would consume 77% of the median local household income ($45k/yr) (locally 646% 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 14y 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 $56k; list at $240k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $240,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $116,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1933 Taylor St	0.04mi	6/2.0	2,318 (-6%)	4mo	$230,000	$99	84
1729 Lee Pl	0.26mi	6/2.0	2,340 (-6%)	1mo	$25,000	$11	78
1639 Gladstone St	0.24mi	6/2.5	2,522 (+2%)	8mo	$63,000	$25	77
2255 Clairmount St	0.18mi	6/2.5	2,300 (-7%)	1mo	$105,000	$46	76
2250 Taylor St	0.17mi	6/2.0	2,682 (+8%)	3mo	$100,000	$37	75
2254 Taylor St	0.18mi	6/2.0	2,614 (+5%)	9mo	$105,000	$40	75
2286 Taylor St	0.21mi	6/2.5	2,674 (+8%)	4mo	$125,000	$47	71
2240 Taylor St	0.17mi	6/2.0	2,836 (+14%)	3mo	$135,000	$48	65
7501 Dunedin St	0.74mi	6/2.0	2,490 (+0%)	10mo	$337,225	$135	56
1997 Virginia Park St	0.45mi	6/2.5	2,674 (+8%)	10mo	$290,000	$108	56
2513 W Euclid St	0.54mi	6/2.0	2,788 (+12%)	7mo	$200,000	$72	48
1547 Lawrence St	0.74mi	6/2.5	2,802 (+13%)	9mo	$15,000	$5	34

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $7,418
• Equity at exit: $35,785

10-year hold

• IRR: 14.4%
• Equity multiple: 2.28×
• Total profit: $85,832
• Equity at exit: $20,751

Cash invested: $67,200 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,887 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $624

Break-even live

Break-even rent $2,097

Max offer price $240,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,886
Total (2 units)			$2,887

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.12mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	14d	1	0.30mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.42mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.52mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	1.11mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	14d	1	1.46mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $240,000 Active 8 DOM
2. 2026-06-17
   days on market $240,000 Active 7 DOM
3. 2026-06-16
   days on market $240,000 Active 6 DOM
4. 2026-06-15
   days on market $240,000 Active 5 DOM
5. 2026-06-13
   days on market $240,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $240,000 Active 2 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: $3,579 · $298/mo
• Projected year-2 tax: $3,638 · $303/mo
• Expected delta: +$58/yr (+$5/mo · 1.6%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,644
• − Mortgage interest: −$13,444
• − Property taxes: −$3,579
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$6,982
• Taxable income: $3,896
• Est. tax owed @ 24.0%: −$935
• After-tax cash flow: $6,552/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: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+166.7% since first listed

38 events — show timeline

• 2026-06-10 Listed $240,000 REALCOMP
• 2026-06-10 Listed $240,000 MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Listing Removed — REALCOMP
• 2026-03-23 Price Changed $249,999 MiRealSource-MiMLS
• 2026-03-23 Price Changed $249,999 REALCOMP
• 2026-02-24 Listed $275,000 REALCOMP
• 2026-02-24 Listed $275,000 MiRealSource-MiMLS
• 2026-02-24 Listing Removed — MiRealSource-MiMLS
• 2026-02-23 Listing Removed — REALCOMP
• 2026-02-20 Price Changed $275,000 MiRealSource-MiMLS
• 2026-02-19 Price Changed $275,000 REALCOMP
• 2026-02-15 Listed $220,000 REALCOMP
• 2026-02-15 Listed $220,000 MiRealSource-MiMLS
• 2026-02-13 Price Changed $230,000 MiRealSource-MiMLS
• 2026-02-13 Price Changed $230,000 REALCOMP
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-12 Listing Removed — REALCOMP
• 2026-01-06 Listing Removed — MiRealSource-MiMLS
• 2026-01-06 Listed $260,000 REALCOMP
• 2026-01-06 Listed $260,000 MiRealSource-MiMLS
• 2026-01-05 Listing Removed — REALCOMP
• 2025-12-08 Listed $290,000 REALCOMP
• 2025-12-08 Listed $290,000 MiRealSource-MiMLS
• 2020-08-03 Sold (Public Records) $56,000 Public Records
• 2020-06-30 Sold (MLS) $56,000 MiRealSource-MiMLS
• 2020-06-30 Sold (MLS) $56,000 REALCOMP
• 2020-06-23 Pending — MiRealSource-MiMLS
• 2020-06-23 Pending — REALCOMP
• 2020-06-11 Price Changed $59,000 MiRealSource-MiMLS
• 2020-06-10 Price Changed $59,000 REALCOMP
• 2020-05-22 Listed $65,000 MiRealSource-MiMLS
• 2020-05-22 Listed $65,000 REALCOMP
• 2013-10-24 Listing Removed — MiRealSource-MiMLS
• 2013-10-18 Listed $29,900 MiRealSource-MiMLS
• 2013-01-06 Listing Removed — MiRealSource-MiMLS
• 2012-09-17 Listed $39,900 MiRealSource-MiMLS
• 2007-05-22 Sold (Public Records) $90,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,579 · -22.1% YoY. Source: county tax records.