7521 Katherine St · Taylor, MI 48180

$165,000

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 49 Days on market

Built 1959 6,098 sqft lot $141/sqft · at area comps Est $170k · at est.

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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 +14.0/30.0
• ARV discount +8.7/15.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• 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

TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

Key facts

• Large back yard
• Hardwood floors
• 6,098 sq ft lot

Tags

• HARDWOOD FLOORS
• PARTIALLY FINISHED BASEMENT
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $20 ($238/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 $156k (5.2% below list).
• Recommended offer: $156k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.4% in Taylor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Clarence Randall Elem School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 461 students, 81% FRL); Robert J West Middle School (math 12% / reading 32%, grade F, #408 of 493 statewide, top 84%, 641 students, 68% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 289 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $98k; list at $165k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,480 (5.2% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
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: 0.95% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (median comp): $169,619
• List price: $165,000
• Delta: -2.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7866 Katherine St	0.17mi	3/1.0	1,257 (+7%)	9mo	$167,000	$133	73
6812 Polk St	0.51mi	2/1.0 (-1)	1,179 (+0%)	2mo	$165,000	$140	69
21144 Pinecrest St	0.39mi	3/1.0	1,074 (-8%)	1mo	$135,000	$126	67
22028 Guidot St	0.12mi	3/2.0	1,050 (-10%)	7mo	$190,000	$181	67
8003 Roosevelt St	0.28mi	3/1.0	1,029 (-12%)	1mo	$195,000	$190	66
6911 Polk St	0.52mi	3/1.0	1,280 (+9%)	9mo	$210,000	$164	54
8129 Clippert St	0.38mi	4/1.5 (+1)	1,317 (+12%)	2mo	$205,000	$156	53
8818 Clippert St	0.64mi	4/1.0 (+1)	1,249 (+6%)	2mo	$190,000	$152	52
6731 Harding St	0.45mi	3/1.0	1,001 (-15%)	5mo	$184,000	$184	50
6854 Harding St	0.39mi	3/1.0	1,001 (-15%)	11mo	$175,000	$175	48
8242 Monroe Blvd	0.40mi	2/1.0 (-1)	1,012 (-14%)	8mo	$150,000	$148	46
6671 Mayfair St	0.75mi	3/1.0	1,020 (-13%)	1mo	$162,500	$159	42

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-22,357
• Equity at exit: $24,602

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-4,555
• Equity at exit: $14,266

Cash invested: $46,200 (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 48180

• Rents YoY: 4.9%
• Active inventory: 289
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$865
• Tax from tax record: −$282 /mo · $3,388/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $20

Break-even live

Break-even rent $1,540

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $113	-5% $67	+0% $20	+5% $-27	+10% $-74
Rent	-10% $-104	-5% $-42	+0% $20	+5% $82	+10% $143
Rate	-1.0pp $103	-0.5pp $62	base $20	+0.5pp $-23	+1.0pp $-66

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	0.89mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	1.35mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	1.36mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	0d	1	1.43mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	19d	1	1.46mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	12d	1	1.50mi

Listing history 35 events

1. 2026-05-04
   status Pending 332-char remark

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

2. 2026-05-04
   status Pending 332-char remark

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

3. 2026-05-04
   status Pending

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

4. 2026-03-18
   price $165,000 332-char remark

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

5. 2026-03-17
   price $165,000 332-char remark

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

6. 2026-03-17
   price $165,000

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

7. 2026-03-16
   listed $150,000 Active 332-char remark

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

8. 2026-03-16
   listed $150,000 Active 332-char remark

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

9. 2026-03-16
   listed $150,000 Active

   Show marketing remark (332 chars)

   TENANT OCCUPIED! Nice home with 3 bedrooms and 1.5 baths. Hardwood floors in living room, dining room and in all the bedrooms. Lovely counter-tops in the kitchen. Partially finished basement. Large back yard and no garage. Photos from before tenant occupancy. Tenant since 2018, paying $1,430 - currently on a month to month status.

10. 2018-06-04
    soldstatus $97,824
11. 2016-11-02
    soldstatus $242,704
12. 2016-04-20
    soldstatus $45,000 Sold
13. 2016-04-20
    soldstatus $45,000 Closed
14. 2016-04-07
    status Pending
15. 2016-04-07
    historical
16. 2016-04-06
    price $49,900
17. 2016-03-27
    listed $49,900 Active
18. 2016-03-27
    listed $49,900
19. 2016-03-24
    historical
20. 2016-03-18
    status Pending
21. 2016-03-10
    price $49,900
22. 2016-03-02
    historical
23. 2016-03-01
    listed $54,900 Active
24. 2016-02-26
    listed $54,900 Active
25. 2015-06-19
    historical
26. 2015-06-19
    historical
27. 2015-05-29
    price $46,700
28. 2015-05-08
    price $56,700
29. 2015-04-09
    price $62,900
30. 2015-03-12
    price $68,300
31. 2015-02-06
    listed $74,200 Active
32. 2015-02-06
    listed $46,700
33. 1997-05-08
    soldstatus $82,000
34. 1997-03-18
    soldstatus $82,000
35. 1997-01-20
    listed $86,900

ⓘ 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: $3,388 · $282/mo
• Projected year-2 tax: $3,388 · $282/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 ≥97°F today · 15 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: $18,778
• − Mortgage interest: −$9,243
• − Property taxes: −$3,388
• − Insurance: −$825
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,800
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $834/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

+89.9% since first listed

35 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — SW Michigan MLS
• 2026-03-18 Price Changed $165,000 MiRealSource-MiMLS
• 2026-03-17 Price Changed $165,000 REALCOMP
• 2026-03-17 Price Changed $165,000 SW Michigan MLS
• 2026-03-16 Listed $150,000 REALCOMP
• 2026-03-16 Listed $150,000 SW Michigan MLS
• 2026-03-16 Listed $150,000 MiRealSource-MiMLS
• 2018-06-04 Sold (Public Records) $97,824 Public Records
• 2016-11-02 Sold (Public Records) $242,704 Public Records
• 2016-04-20 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2016-04-20 Sold (MLS) $45,000 REALCOMP
• 2016-04-07 Pending — REALCOMP
• 2016-04-07 Listing Removed — MiRealSource-MiMLS
• 2016-04-06 Price Changed $49,900 MiRealSource-MiMLS
• 2016-03-27 Listed $49,900 REALCOMP
• 2016-03-27 Listed $49,900 MiRealSource-MiMLS
• 2016-03-24 Listing Removed — REALCOMP
• 2016-03-18 Pending — REALCOMP
• 2016-03-10 Price Changed $49,900 REALCOMP
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $54,900 MiRealSource-MiMLS
• 2016-02-26 Listed $54,900 REALCOMP
• 2015-06-19 Listing Removed — REALCOMP
• 2015-06-19 Listing Removed — MiRealSource-MiMLS
• 2015-05-29 Price Changed $46,700 REALCOMP
• 2015-05-08 Price Changed $56,700 REALCOMP
• 2015-04-09 Price Changed $62,900 REALCOMP
• 2015-03-12 Price Changed $68,300 REALCOMP
• 2015-02-06 Listed $74,200 REALCOMP
• 2015-02-06 Listed $46,700 MiRealSource-MiMLS
• 1997-05-08 Sold (Public Records) $82,000 Public Records
• 1997-03-18 Sold (MLS) $82,000 REALCOMP
• 1997-01-20 Listed $86,900 REALCOMP

Property tax history

+5.5%/yr

Latest (2025): $3,388 · -8.0% YoY. Source: county tax records.