7205 Cherokee St · Taylor, MI 48180

$169,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 22 Days on market

Built 1954 5,227 sqft lot $177/sqft · 11% above area Est $153k · 11% over

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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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

Key facts

• New kitchen
• Spacious backyard
• First floor laundry

Tags

• NEW KITCHEN
• GRANITE COUNTERTOPS
• UPDATED MAIN BATH
• NEW WINDOWS
• SPACIOUS BACKYARD
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1954
• Construction: Aluminum siding; Shingle roof; Crawl space foundation
• Exterior features: 0.12-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.7% below list).
• Recommended offer: $157k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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+, 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.
• Zoned schools: Taylor Parks Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 326 students, 86% FRL); Hoover Middle School (math 12% / reading 27%, grade F, #425 of 493 statewide, top 87%, 490 students, 81% FRL); Taylor High School (math 37% / reading 52%, grade F, #214 of 713 statewide, top 36%, 1,394 students, 66% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 289 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,799 (7.7% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.92% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $152,740
• List price: $169,900
• Delta: 11.23%
• 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
7205 Cherokee St	0.00mi	3/1.5	960 (0%)	1mo	$170,000	$177	97
25315 Charles St	0.19mi	3/1.0	960 (0%)	4mo	$160,000	$167	88
6942 Janet St	0.38mi	3/1.0	936 (-2%)	4mo	$118,000	$126	75
6469 Troy St	0.54mi	3/1.0	949 (-1%)	1mo	$136,000	$143	72
7536 Wilkie St	0.32mi	3/1.0	864 (-10%)	3mo	$137,000	$159	66
6941 Fellrath St	0.63mi	3/1.5	924 (-4%)	4mo	$195,000	$211	59
6784 Cooper St	0.53mi	3/1.0	1,036 (+8%)	6mo	$156,000	$151	57
8350 Gulley St	0.63mi	3/1.0	1,050 (+9%)	2mo	$200,000	$190	54
8278 Mills St	0.54mi	3/1.5	1,069 (+11%)	1mo	$155,000	$145	54
6713 Mcguire St	0.59mi	3/1.5	842 (-12%)	3mo	$105,000	$125	48
6849 Cornell St St	0.70mi	3/1.0	864 (-10%)	6mo	$150,000	$174	46
6864 Cornell St	0.66mi	3/1.0	832 (-13%)	2mo	$95,000	$114	45

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-17,186
• Equity at exit: $25,333

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $7,432
• Equity at exit: $14,690

Cash invested: $47,572 (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: 289
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $115

Break-even live

Break-even rent $1,423

Max offer price $169,900

Occupancy floor 88%

Sensitivity live

Price	-10% $211	-5% $163	+0% $115	+5% $66	+10% $18
Rent	-10% $-9	-5% $53	+0% $115	+5% $177	+10% $238
Rate	-1.0pp $200	-0.5pp $158	base $115	+0.5pp $71	+1.0pp $26

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	0.67mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	0.75mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	6d	1	0.98mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	1.48mi

Listing history 18 events

1. 2026-05-11
   status Pending 549-char remark

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

2. 2026-05-11
   status Pending 548-char remark

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

3. 2026-05-11
   status Pending

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

4. 2026-05-03
   price $169,900 548-char remark

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

5. 2026-05-02
   price $169,900 549-char remark

   Show marketing remark (549 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

6. 2026-05-02
   price $169,900

   Show marketing remark (549 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

7. 2026-04-19
   listed $175,000 Active 549-char remark

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

8. 2026-04-19
   listed $175,000 Active 548-char remark

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

9. 2026-04-19
   listed $175,000 Active

   Show marketing remark (548 chars)

   Welcome to this super clean, freshly painted, move in ready 3 bedroom, 1 and 1/2 bath home. Brand new kitchen with granite countertops completed in 2024. Main bath updated in 2026. New windows installed 2021 with a transferable 35 year warranty. Spacious backyard with no rear neighbors. The home also has first floor laundry. Walking distance to Taylor Meadows Golf Course. Possession and the certificate of occupancy will be provided at closing. Seller will contribute 3% of the agreed upon purchase price toward the buyer's closing costs. BATVAI

10. 2010-08-23
    soldstatus $20,000
11. 2010-03-03
    listed $19,900
12. 2006-10-30
    soldstatus $100,000
13. 2006-04-13
    soldstatus $80,000
14. 2006-04-13
    soldstatus $80,000
15. 2006-04-12
    historical
16. 2006-02-13
    listed $74,900
17. 2006-02-13
    listed $74,900
18. 1994-09-22
    soldstatus $23,900

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$334/yr (+$28/mo · 17.1%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,816
• − Mortgage interest: −$9,517
• − Property taxes: −$1,948
• − Insurance: −$850
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,943
• Taxable loss: −$1,452
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,723/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

+611.3% since first listed

21 events — show timeline

• 2026-05-27 Sold (MLS) $170,000 REALCOMP
• 2026-05-27 Sold (MLS) $170,000 MiRealSource-MiMLS
• 2026-05-27 Sold (MLS) $170,000 SW Michigan MLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — SW Michigan MLS
• 2026-05-03 Price Changed $169,900 MiRealSource-MiMLS
• 2026-05-02 Price Changed $169,900 REALCOMP
• 2026-05-02 Price Changed $169,900 SW Michigan MLS
• 2026-04-19 Listed $175,000 REALCOMP
• 2026-04-19 Listed $175,000 MiRealSource-MiMLS
• 2026-04-19 Listed $175,000 SW Michigan MLS
• 2010-08-23 Sold (MLS) $20,000 REALCOMP
• 2010-03-03 Listed $19,900 REALCOMP
• 2006-10-30 Sold (Public Records) $100,000 Public Records
• 2006-04-13 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2006-04-13 Sold (MLS) $80,000 REALCOMP
• 2006-04-12 Listing Removed — MiRealSource-MiMLS
• 2006-02-13 Listed $74,900 MiRealSource-MiMLS
• 2006-02-13 Listed $74,900 REALCOMP
• 1994-09-22 Sold (Public Records) $23,900 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,948 · +0.4% YoY. Source: county tax records.