6420 Burr St · Taylor, MI 48180

$95,000

2 bd · 1.0 ba · 709 sqft · SingleFamily public records · 1 Days on market

Built 1950 6,534 sqft lot Est $111k · 15% 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 +28.3/30.0
• ARV discount +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Cute 2 bedroom, 1 bath home. 1 car garage. Fenced yard.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.1% 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+, 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); 290 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 4.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $111,313
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6466 Burr St	0.04mi	2/1.0	709 (0%)	10mo	$105,000	$148	89
6420 BURR St	0.00mi	2/1.0	709 (0%)	13mo	$94,000	$133	89
6420 Burr St	0.00mi	2/1.0	709 (0%)	13mo	$94,000	$133	89
6521 Buck St	0.11mi	2/1.0	672 (-5%)	21mo	$105,000	$156	69
6773 Cornell St	0.47mi	2/1.0	708 (-0%)	12mo	$119,000	$168	68
6465 Bailey St	0.05mi	2/1.0	798 (+13%)	20mo	$150,000	$188	60
6665 Cornell St	0.43mi	2/1.0	672 (-5%)	17mo	$128,000	$190	57
6537 Cornell St	0.40mi	2/1.0	764 (+8%)	16mo	$120,000	$157	56
5941 Banner St	0.40mi	2/1.0	650 (-8%)	16mo	$140,000	$215	54
6049 Michael St	0.49mi	3/1.0 (+1)	792 (+12%)	11mo	$160,000	$202	43
6539 Birch St	0.73mi	2/1.0	744 (+5%)	21mo	$70,000	$94	40
6160 Wilkie St	0.59mi	2/1.0	800 (+13%)	14mo	$125,000	$156	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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,111
• Equity at exit: $14,165

10-year hold

• IRR: 13.6%
• Equity multiple: 2.19×
• Total profit: $31,604
• Equity at exit: $8,214

Cash invested: $26,600 (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: 290
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$498
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $237

Break-even live

Break-even rent $917

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $290	-5% $264	+0% $237	+5% $210	+10% $183
Rent	-10% $141	-5% $189	+0% $237	+5% $285	+10% $333
Rate	-1.0pp $285	-0.5pp $261	base $237	+0.5pp $212	+1.0pp $187

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6477 Westpoint St Taylor, MI	1.0	1.0	650	$900	$1.38	6d	1	0.31mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	0.59mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	0.87mi
5680 Pardee Ave Unit 3 Dearborn Heights, MI	1.0	1.0	750	$999	$1.33	19d	1	1.08mi
5680 Pardee Ave Dearborn Heights, MI	1.0	1.0	750	$999	$1.33	25d	1	1.08mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	1.13mi

Listing history 24 events

1. 2025-05-22
   soldstatus $94,000
2. 2025-05-16
   status Pending 55-char remark

   Show marketing remark (55 chars)

   Cute 2 bedroom, 1 bath home. 1 car garage. Fenced yard.

3. 2025-05-16
   status Pending

   Show marketing remark (55 chars)

   Cute 2 bedroom, 1 bath home. 1 car garage. Fenced yard.

4. 2025-05-15
   listed $95,000 Active 55-char remark

   Show marketing remark (55 chars)

   Cute 2 bedroom, 1 bath home. 1 car garage. Fenced yard.

5. 2025-05-15
   listed $95,000 Active

   Show marketing remark (55 chars)

   Cute 2 bedroom, 1 bath home. 1 car garage. Fenced yard.

6. 2018-09-19
   soldstatus $64,900
7. 2018-09-12
   soldstatus $64,900 Sold 691-char remark

   Show marketing remark (691 chars)

   SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

8. 2018-09-12
   soldstatus $64,900 Closed

   Show marketing remark (691 chars)

   SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

9. 2018-07-24
   status Pending

   Show marketing remark (691 chars)

   SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

10. 2018-07-24
    status Pending 691-char remark

    Show marketing remark (691 chars)

    SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

11. 2018-07-16
    price $64,900

    Show marketing remark (691 chars)

    SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

12. 2018-07-16
    price $64,900 691-char remark

    Show marketing remark (691 chars)

    SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

13. 2018-07-10
    price $68,900
14. 2018-07-09
    price $68,900 691-char remark

    Show marketing remark (691 chars)

    SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

15. 2018-06-25
    listed $74,000 Active 691-char remark

    Show marketing remark (691 chars)

    SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

16. 2018-06-25
    listed $74,000 Active

    Show marketing remark (691 chars)

    SELLER WILL PROVIDE CERTIFICATE OF OCCUPANCY AT CLOSING. .. Just starting out or downsizing? Perfect place to call home. Vinyl sided ranch that has a lot of updates. .. .Roof approx. 6yrs, hwt approx. 3 yrs, garage door 6/18, 6 panel doors and painted thru out 2018, Brand new bath, tile surround in tub, tile floor and vanity 2018, Kitchen floor and back splash and cabinets and counter 2018. Also light fixtures, and 2 new windows. Large covered front porch and side porch. Deep lot, 1 1/2 car gar that's finished. Close to 94 expressway, Within walking distance to Telegraph for the Telegraph cruise. Immediate Occupancy. Thank you for showing this adorable home! Feedback is appreciated.

17. 2012-07-23
    soldstatus $8,250
18. 2012-07-23
    soldstatus $8,250
19. 2012-06-29
    historical
20. 2012-06-29
    historical
21. 2012-05-10
    listed $11,250
22. 2012-05-10
    listed $11,250
23. 2005-04-06
    soldstatus $79,900
24. 1996-05-24
    soldstatus $40,000

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$10/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 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: $14,601
• − Mortgage interest: −$5,321
• − Property taxes: −$1,443
• − Insurance: −$1,272
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,764
• Taxable income: $1,463
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,489/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

+135.0% since first listed

24 events — show timeline

• 2025-05-22 Sold (Public Records) $94,000 Public Records
• 2025-05-16 Pending — MiRealSource-MiMLS
• 2025-05-16 Pending — REALCOMP
• 2025-05-15 Listed $95,000 REALCOMP
• 2025-05-15 Listed $95,000 MiRealSource-MiMLS
• 2018-09-19 Sold (Public Records) $64,900 Public Records
• 2018-09-12 Sold (MLS) $64,900 MiRealSource-MiMLS
• 2018-09-12 Sold (MLS) $64,900 REALCOMP
• 2018-07-24 Pending — MiRealSource-MiMLS
• 2018-07-24 Pending — REALCOMP
• 2018-07-16 Price Changed $64,900 MiRealSource-MiMLS
• 2018-07-16 Price Changed $64,900 REALCOMP
• 2018-07-10 Price Changed $68,900 MiRealSource-MiMLS
• 2018-07-09 Price Changed $68,900 REALCOMP
• 2018-06-25 Listed $74,000 MiRealSource-MiMLS
• 2018-06-25 Listed $74,000 REALCOMP
• 2012-07-23 Sold (MLS) $8,250 REALCOMP
• 2012-07-23 Sold (MLS) $8,250 MiRealSource-MiMLS
• 2012-06-29 Listing Removed — REALCOMP
• 2012-06-29 Listing Removed — MiRealSource-MiMLS
• 2012-05-10 Listed $11,250 REALCOMP
• 2012-05-10 Listed $11,250 MiRealSource-MiMLS
• 2005-04-06 Sold (Public Records) $79,900 Public Records
• 1996-05-24 Sold (Public Records) $40,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,443 · -35.2% YoY. Source: county tax records.