6449 Huron St · Taylor, MI 48180 1952

$105,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 1 Days on market

Built 1954 5,227 sqft lot Est $146k · 28% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Roll up your sleeves, as this one needs a little work. The house has great curb appeal and is structurally in great shape. It has a wonderful layout with a living room/dining room combo that could be used as one space since there is room for a table and chairs in the kitchen also. The living room area has a gas fireplace. There are 3 bedrooms with one having a door leading to the backyard that once held a wonderful pool. The pool needs extensive work or removal. One of the bedrooms was converted to a laundry room but could easily be changed back to a bedroom. The basement is finished with a family room, office, laundry room and plenty of storage. The 1 1/2 car garage once had a changing roo

Key facts

• Gas fireplace
• Finished basement
• Family room

Tags

• CURB APPEAL
• LIVING ROOM DINING ROOM COMBO
• GAS FIREPLACE
• DOOR LEADING TO BACKYARD
• FINISHED BASEMENT
• FAMILY ROOM

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 1.5 garage parking spaces
• Utilities: Public water; Natural gas; Gas water heater; Central air conditioning; Forced air heating
• Home design: Residential property; 1-story; Built in 1954; Basement present (finished)
• Construction: Stone and vinyl siding construction; Basement foundation
• Exterior features: Stone and vinyl siding exterior; Fenced yard; Inground pool; Patio

Interior

• Kitchen: Kitchen on entry level (11 x 15); Dishwasher; Microwave
• Bedrooms: Bedroom 1 on entry level (10 x 11); Bedroom 2 on entry level (10 x 11); Bedroom 3 on entry level (approx. 9' wide)
• Bathrooms: 1 full bathroom on entry level (approx. 9' x 5')
• Heating & cooling: Forced air heating; Central A/C; Natural gas heat/fuel; Gas water heater
• Interior features: 10 total rooms; Finished basement
• Laundry & utility: Laundry in basement (13 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 11.5% 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: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Risks & watch-outs

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

Recommended offer $105,000

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. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $146,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6671 Mayfair St	0.13mi	3/1.0	1,020 (+2%)	1mo	$162,500	$159	90
20233 Pinecrest St	0.16mi	4/1.0 (+1)	1,015 (+2%)	3mo	$170,000	$167	82
6785 Pelham Rd	0.39mi	3/1.0	1,060 (+6%)	0mo	$122,000	$115	72
6700 Jackson St	0.22mi	3/1.0	891 (-11%)	3mo	$99,000	$111	69
21144 Pinecrest St	0.39mi	3/1.0	1,074 (+7%)	1mo	$135,000	$126	69
7235 Mortenview Dr	0.50mi	3/1.0	946 (-5%)	4mo	$169,900	$180	64
6778 Buckingham Ave	0.46mi	3/1.0	900 (-10%)	1mo	$225,000	$250	61
6354 Buckingham Ave	0.43mi	2/1.0 (-1)	910 (-9%)	3mo	$106,000	$116	57
5607 Polk St	0.75mi	2/1.0 (-1)	954 (-5%)	4mo	$139,500	$146	49
5636 Hipp St	0.71mi	3/1.0	894 (-11%)	1mo	$121,300	$136	48
5725 Polk St	0.67mi	2/1.0 (-1)	1,113 (+11%)	4mo	$140,000	$126	41
7855 Weddel St	0.67mi	3/1.5	850 (-15%)	1mo	$213,500	$251	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.43×
• Total profit: $41,957
• Equity at exit: $47,213

10-year hold

• IRR: 25.9%
• Equity multiple: 4.69×
• Total profit: $108,430
• Equity at exit: $72,760

Cash invested: $29,400 (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 1952

• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$551
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $459

Break-even live

Break-even rent $963

Max offer price $105,000

Occupancy floor 65%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	11d	1	0.97mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	2d	1	0.97mi
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	1.02mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	22d	1	1.02mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	1d	1	1.04mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	1d	1	1.10mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	43d	1	1.10mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	5d	1	1.11mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	1.17mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	1d	1	1.26mi
4565 Fleming St Dearborn Heights, MI	3.0	1.0	1200	$1,600	$1.33	10d	1	1.38mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	1d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $105,000 Coming Soon 1 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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: $18,536
• − Mortgage interest: −$5,882
• − Property taxes: −$1,997
• − Insurance: −$525
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$3,055
• Taxable income: $4,112
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $4,527/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-18 Coming Soon $105,000 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $1,997 · +3.2% YoY. Source: county tax records.