16392 Weddel St · Taylor, MI 48180

$127,900

3 bd · 1.0 ba · 824 sqft · SingleFamily public records · 70 Days on market

Built 1954 0.28 ac lot Est $149k · 14% 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 +29.1/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

Key facts

• 0.28 acre lot
• Pool
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% 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 $884 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $120,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.33% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $149,144
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15361 Flanders St	0.56mi	3/1.0	824 (0%)	8mo	$20,000	$24	67
15223 Allen Rd	0.66mi	3/1.0	828 (+0%)	3mo	$149,900	$181	66
15151 Drysdale St	0.75mi	2/1.0 (-1)	840 (+2%)	1mo	$85,000	$101	56
15231 Allen Rd	0.64mi	3/1.0	912 (+11%)	20mo	$184,000	$202	36

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $10,823
• Equity at exit: $19,070

10-year hold

• IRR: 18.5%
• Equity multiple: 2.68×
• Total profit: $60,043
• Equity at exit: $11,058

Cash invested: $35,812 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $443

Break-even live

Break-even rent $1,144

Max offer price $127,900

Occupancy floor 69%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16167 Weddel St Taylor, MI	2.0–3.0	1.0	1064	$1,600	$1.50	2d	1	0.07mi
15027 Brookview Dr Riverview, MI	1.0–2.0	1.0	1020	$1,499	$1.47	2d	34	1.39mi

Listing history 29 events

1. 2026-04-02
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

2. 2026-04-02
   status Pending

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

3. 2026-03-28
   historical Accepting Backup Offers 521-char remark

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

4. 2026-03-28
   historical Active Under Contract

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

5. 2026-02-24
   price $127,900 521-char remark

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

6. 2026-02-24
   price $127,900

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

7. 2026-02-18
   status Active 521-char remark

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

8. 2026-02-18
   status Active

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

9. 2026-02-13
   historical Accepting Backup Offers 521-char remark

   Show marketing remark (521 chars)

   Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

10. 2026-02-13
    historical Active Under Contract

    Show marketing remark (521 chars)

    Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

11. 2026-02-07
    price $134,900 521-char remark

    Show marketing remark (521 chars)

    Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

12. 2026-02-07
    price $134,900

    Show marketing remark (521 chars)

    Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

13. 2026-01-22
    listed $139,900 Active 521-char remark

    Show marketing remark (521 chars)

    Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

14. 2026-01-22
    listed $139,900 Active

    Show marketing remark (521 chars)

    Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

15. 2026-01-20
    historical $139,900 521-char remark

    Show marketing remark (521 chars)

    Charming 3-bedroom, 1-bath home nestled in a desirable Taylor neighborhood, just minutes from shopping, restaurants, and easy access to expressways. This home features a premium fenced backyard spanning over a quarter of an acre, featuring a nice shed and ample room to build your dream garage. Featuring central air and ready for your decorating ideas, this home offers great potential as a rental, a first-time homebuyer opportunity, or for anyone seeking one-story living. Don't hesitate - schedule your showing today!

16. 2023-03-15
    soldstatus $120,000
17. 2023-03-02
    soldstatus $120,000 Sold 197-char remark

    Show marketing remark (197 chars)

    Welcome Home! Super Clean & Cozy 3 Bedroom Ranch. .. Nice Kitchen. .. Updated Bathroom. .. Massive Backyard. .. Move In Ready. .. This Home Will Not Last Long. .. Schedule Your Showing Today!

18. 2023-03-02
    soldstatus $120,000 Closed

    Show marketing remark (197 chars)

    Welcome Home! Super Clean & Cozy 3 Bedroom Ranch. .. Nice Kitchen. .. Updated Bathroom. .. Massive Backyard. .. Move In Ready. .. This Home Will Not Last Long. .. Schedule Your Showing Today!

19. 2023-02-03
    status Pending

    Show marketing remark (197 chars)

    Welcome Home! Super Clean & Cozy 3 Bedroom Ranch. .. Nice Kitchen. .. Updated Bathroom. .. Massive Backyard. .. Move In Ready. .. This Home Will Not Last Long. .. Schedule Your Showing Today!

20. 2023-02-03
    status Pending 197-char remark

    Show marketing remark (197 chars)

    Welcome Home! Super Clean & Cozy 3 Bedroom Ranch. .. Nice Kitchen. .. Updated Bathroom. .. Massive Backyard. .. Move In Ready. .. This Home Will Not Last Long. .. Schedule Your Showing Today!

21. 2023-01-27
    listed $114,900 Active 197-char remark

    Show marketing remark (197 chars)

    Welcome Home! Super Clean & Cozy 3 Bedroom Ranch. .. Nice Kitchen. .. Updated Bathroom. .. Massive Backyard. .. Move In Ready. .. This Home Will Not Last Long. .. Schedule Your Showing Today!

22. 2023-01-27
    listed $114,900 Active

    Show marketing remark (197 chars)

    Welcome Home! Super Clean & Cozy 3 Bedroom Ranch. .. Nice Kitchen. .. Updated Bathroom. .. Massive Backyard. .. Move In Ready. .. This Home Will Not Last Long. .. Schedule Your Showing Today!

23. 2017-03-14
    soldstatus $87,500
24. 2017-02-24
    soldstatus $87,500 Sold
25. 2017-02-21
    listed $87,500
26. 2017-02-21
    historical
27. 2017-02-21
    historical
28. 2017-02-21
    listed $87,500
29. 1993-10-01
    soldstatus $25,752

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,454
• − Mortgage interest: −$7,164
• − Property taxes: −$2,159
• − Insurance: −$640
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,721
• Taxable income: $3,498
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $4,472/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

+396.7% since first listed

29 events — show timeline

• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-03-28 Contingent — MiRealSource-MiMLS
• 2026-03-28 Contingent — REALCOMP
• 2026-02-24 Price Changed $127,900 MiRealSource-MiMLS
• 2026-02-24 Price Changed $127,900 REALCOMP
• 2026-02-18 Relisted — MiRealSource-MiMLS
• 2026-02-18 Relisted — REALCOMP
• 2026-02-13 Contingent — MiRealSource-MiMLS
• 2026-02-13 Contingent — REALCOMP
• 2026-02-07 Price Changed $134,900 MiRealSource-MiMLS
• 2026-02-07 Price Changed $134,900 REALCOMP
• 2026-01-22 Listed $139,900 MiRealSource-MiMLS
• 2026-01-22 Listed $139,900 REALCOMP
• 2026-01-20 Coming Soon $139,900 MiRealSource-MiMLS
• 2023-03-15 Sold (Public Records) $120,000 Public Records
• 2023-03-02 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2023-03-02 Sold (MLS) $120,000 REALCOMP
• 2023-02-03 Pending — MiRealSource-MiMLS
• 2023-02-03 Pending — REALCOMP
• 2023-01-27 Listed $114,900 MiRealSource-MiMLS
• 2023-01-27 Listed $114,900 REALCOMP
• 2017-03-14 Sold (Public Records) $87,500 Public Records
• 2017-02-24 Sold (MLS) $87,500 REALCOMP
• 2017-02-21 Listed $87,500 MiRealSource-MiMLS
• 2017-02-21 Listing Removed — MiRealSource-MiMLS
• 2017-02-21 Listing Removed — REALCOMP
• 2017-02-21 Listed $87,500 REALCOMP
• 1993-10-01 Sold (Public Records) $25,752 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,159 · -12.2% YoY. Source: county tax records.