15513 Dupage Blvd · Taylor, MI 48180

$90,000

2 bd · 1.5 ba · 968 sqft · Condo public records · 1 Days on market

Built 1972

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Why this score? — see what drove the C- 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
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

Motivated seller looking to sell condo, no owner financing just looking to part ways with the unit. Gas and water paid for by HOA has 2 parking spaces, one including a carport space along with a storage shed area in the carport as well. Furnace and A/C working and comes with full appliances- fridge, stove, washer, dryer, microwave is brand new as of last year, unsure if dishwasher is working I never really used it. Brand new garbage disposal installed. Will upload more photos of basement soon.

Key facts

• Two parking spaces
• Carport space
• Storage shed area

Tags

• TWO PARKING SPACES
• CARPORT SPACE
• STORAGE SHED AREA
• FURNACE AND A/C WORKING
• FULL APPLIANCES
• BRAND NEW GARBAGE DISPOSAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• 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+, 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y 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.
• Current owner paid $74k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.9% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-8,123
• Equity at exit: $13,419

10-year hold

• IRR: 4.3%
• Equity multiple: 1.36×
• Total profit: $9,033
• Equity at exit: $7,782

Cash invested: $25,200 (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: 281
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$472
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$38
• HOA est. from 1 same-building comp: −$264
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $60

Break-even live

Break-even rent $1,168

Max offer price $90,000

Occupancy floor 90%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15433 Burr St Taylor, MI	2.0	1.0	696	$1,225	$1.76	43d	1	0.58mi
13300 Princeton St Unit 140-4 Taylor, MI	1.0	1.0	702	$945	$1.35	4d	1	1.27mi
13300 Princeton St Unit 130-8 Taylor, MI	2.0	1.0	768	$1,145	$1.49	24d	1	1.27mi
15334 Oldham St Taylor, MI	2.0	1.0	696	$1,350	$1.94	1d	1	1.27mi
13300 Princeton St Taylor, MI	1.0–2.0	1.0	735	$1,145	$1.56	10d	4	1.31mi
16167 Weddel St Taylor, MI	2.0–3.0	1.0	1064	$1,150	$1.08	1d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-26
   listed $90,000 Active
2. 2024-02-05
   soldstatus $74,200
3. 2007-02-21
   historical
4. 2006-09-30
   historical
5. 2006-09-01
   listed $79,900
6. 2006-07-27
   historical
7. 2006-03-05
   listed $79,900
8. 2006-03-05
   listed $79,900
9. 2006-03-02
   historical
10. 2006-02-28
    historical
11. 2005-08-29
    listed $92,000
12. 2005-08-29
    listed $92,000
13. 2001-09-04
    soldstatus $76,000
14. 2001-07-31
    soldstatus $76,000
15. 2001-07-31
    soldstatus $76,000
16. 2001-07-03
    historical
17. 2001-06-01
    listed $76,900
18. 2001-06-01
    listed $76,900
19. 1998-07-20
    soldstatus $54,000
20. 1993-06-22
    soldstatus $36,000

ⓘ 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: $1,795 · $150/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,935
• − Mortgage interest: −$5,041
• − Property taxes: −$1,795
• − Insurance: −$450
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − HOA: −$3,168
• − Depreciation: −$2,618
• Taxable loss: −$527
• Est. tax savings @ 24.0%: +$126
• After-tax cash flow: $849/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

+150.0% since first listed

20 events — show timeline

• 2026-05-26 Listed $90,000 FSBO.com
• 2024-02-05 Sold (Public Records) $74,200 Public Records
• 2007-02-21 Listing Removed — REALCOMP
• 2006-09-30 Listing Removed — MiRealSource-MiMLS
• 2006-09-01 Listed $79,900 REALCOMP
• 2006-07-27 Listing Removed — REALCOMP
• 2006-03-05 Listed $79,900 REALCOMP
• 2006-03-05 Listed $79,900 MiRealSource-MiMLS
• 2006-03-02 Listing Removed — REALCOMP
• 2006-02-28 Listing Removed — MiRealSource-MiMLS
• 2005-08-29 Listed $92,000 MiRealSource-MiMLS
• 2005-08-29 Listed $92,000 REALCOMP
• 2001-09-04 Sold (Public Records) $76,000 Public Records
• 2001-07-31 Sold (MLS) $76,000 REALCOMP
• 2001-07-31 Sold (MLS) $76,000 MiRealSource-MiMLS
• 2001-07-03 Listing Removed — MiRealSource-MiMLS
• 2001-06-01 Listed $76,900 REALCOMP
• 2001-06-01 Listed $76,900 MiRealSource-MiMLS
• 1998-07-20 Sold (Public Records) $54,000 Public Records
• 1993-06-22 Sold (Public Records) $36,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,795 · +77.9% YoY. Source: county tax records.