32257 Oscoda Ct · Westland, MI 48186

$105,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 34 Days on market

Built 1942 4,792 sqft lot $126/sqft · at area comps Est $109k · at est.

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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 +19.8/30.0
• ARV discount +9.2/15.0
• 1% rule +6.5/10.0
• DSCR +6.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this 2-bedroom, 1-bath home with a 2-car detached garage. This home offers 834 square feet with a simple, functional layout that includes a living room, dining area, and kitchen all on one level. Both bedrooms are nicely sized, and the home also features a laundry area for added convenience. The kitchen has plenty of cabinet space, and the layout allows for easy everyday living. Outside, you'll find a detached 2-car garage and a manageable yard. Whether you're looking for your next home or an investment property, this one offers solid potential at an affordable price. All measurements & data are approximate.

Key facts

• 4,792 sq ft lot
• Built 1942
• Listed 33 days

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Gas for heating and water heater
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Covered porch; Paved road access; Lot dimensions approximately 52 x 89 (0.11 acres)

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: 6 total rooms (includes all living areas and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.4% in Westland — 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 77/100 on livability (#124 in MI, #3,067 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, employment C-, crime D+.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.3%/yr); 153 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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

• It's been on market 34 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 28y 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 $58k; list at $105k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 D 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: 1.15% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 7.3

CMA / ARV

• ARV (median comp): $109,143
• List price: $105,000
• Delta: -3.80%
• 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
32757 Missaukee Ct	0.16mi	2/1.0	834 (0%)	4mo	$101,500	$122	90
32332 Kalamazoo Ct	0.18mi	2/1.0	834 (0%)	4mo	$119,000	$143	88
31905 Saginaw Ct	0.32mi	2/1.0	834 (0%)	0mo	$127,000	$152	85
32462 Muskegon Ct	0.09mi	3/1.0 (+1)	900 (+8%)	6mo	$75,000	$83	73
33434 Bendon Ct	0.54mi	2/1.0	834 (0%)	3mo	$90,000	$108	72
2625 Caledonia Ct	0.60mi	2/1.0	834 (0%)	1mo	$27,000	$32	71
31784 Arenac Ct	0.46mi	3/1.0 (+1)	834 (0%)	8mo	$99,000	$119	67
31842 Bay Ct	0.48mi	3/1.0 (+1)	864 (+4%)	6mo	$149,000	$172	61
2641 Cascade Ct	0.71mi	3/1.0 (+1)	834 (0%)	6mo	$122,000	$146	57
32304 Hazelwood St	0.63mi	3/1.0 (+1)	882 (+6%)	1mo	$215,000	$244	55
2075 Alanson St	0.35mi	3/1.0 (+1)	936 (+12%)	6mo	$127,300	$136	53
32646 Hazelwood St	0.65mi	2/1.5	950 (+14%)	1mo	$155,000	$163	44

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 · 3.28% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-8,591
• Equity at exit: $15,656

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $4,551
• Equity at exit: $9,078

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 48186

• Rents YoY: 3.3%
• Active inventory: 153
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$551
• Tax from tax record: −$230 /mo · $2,765/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $126

Break-even live

Break-even rent $1,044

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $185	-5% $155	+0% $126	+5% $96	+10% $66
Rent	-10% $31	-5% $78	+0% $126	+5% $173	+10% $221
Rate	-1.0pp $179	-0.5pp $152	base $126	+0.5pp $98	+1.0pp $71

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32667 Menominee St Unit 32667 Westland, MI	1.0	1.0	550	$750	$1.36	25d	1	0.27mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.29mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.29mi
31809 Tuscola Ct Westland, MI	3.0	1.0	1078	$1,400	$1.30	0d	1	0.34mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	44d	1	0.45mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	0.47mi
33000 Parkhill St Wayne, MI	1.0–2.0	1.0–1.5	800	$1,240	$1.55	25d	1	0.47mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	3d	1	0.58mi
33402 Michigan Ave Unit 5 Wayne, MI	1.0	1.0	625	$725	$1.16	44d	1	0.80mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	44d	1	0.91mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	17d	1	0.92mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	44d	1	0.93mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	15d	1	0.93mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	19d	1	0.97mi
33095 Forest St Wayne, MI	1.0–2.0	1.0	815	$1,142	$1.40	3d	5	1.04mi
2758 Ackley Ave Westland, MI	2.0	1.0	656	$1,175	$1.79	0d	3	1.10mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	1.14mi
34420 Sims St Unit 14 Wayne, MI	2.0	1.0	800	$900	$1.12	44d	1	1.18mi
34420 Sims St Unit 11 Wayne, MI	2.0	1.0	800	$849	$1.06	6d	1	1.18mi
34630 Glenwood Rd Westland, MI	2.0	1.0	710	$1,150	$1.62	44d	1	1.19mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.25mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	1.30mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	1.37mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	1.38mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.39mi
34639 Brush St Wayne, MI	2.0	1.0	780	$1,200	$1.54	44d	1	1.43mi
34856 Fairchild St Westland, MI	3.0	1.0	1013	$1,745	$1.72	11d	1	1.45mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $105,000 Active 34 DOM
2. 2026-06-18
   days on market $105,000 Active 31 DOM
3. 2026-06-17
   days on market $105,000 Active 30 DOM
4. 2026-06-16
   days on market $105,000 Active 29 DOM
5. 2026-06-15
   days on market $105,000 Active 28 DOM
6. 2026-06-13
   days on market $105,000 Active 26 DOM
7. 2026-06-13
   statusdays on market $105,000 Active 25 DOM
8. 2026-04-29
   listed $105,000 Active 718-char remark

   Show marketing remark (642 chars)

   Great opportunity on this 2-bedroom, 1-bath home with a 2-car detached garage. This home offers 834 square feet with a simple, functional layout that includes a living room, dining area, and kitchen all on one level. Both bedrooms are nicely sized, and the home also features a laundry area for added convenience. The kitchen has plenty of cabinet space, and the layout allows for easy everyday living. Outside, you'll find a detached 2-car garage and a manageable yard. Whether you're looking for your next home or an investment property, this one offers solid potential at an affordable price. All measurements & data are approximate.

9. 2026-04-29
   listed $105,000 Active 702-char remark

   Show marketing remark (642 chars)

   Great opportunity on this 2-bedroom, 1-bath home with a 2-car detached garage. This home offers 834 square feet with a simple, functional layout that includes a living room, dining area, and kitchen all on one level. Both bedrooms are nicely sized, and the home also features a laundry area for added convenience. The kitchen has plenty of cabinet space, and the layout allows for easy everyday living. Outside, you'll find a detached 2-car garage and a manageable yard. Whether you're looking for your next home or an investment property, this one offers solid potential at an affordable price. All measurements & data are approximate.

10. 2023-07-06
    soldstatus $58,500
11. 2023-06-29
    soldstatus $58,500 Sold

    Show marketing remark (723 chars)

    Discover the potential of this prime property that presents an exciting investment opportunity! With a strategic location and endless potential, this property is ideal for investors looking to capitalize on their investment. From its desirable location to its versatile layout, this property offers flexibility and potential for various investment strategies. A great option for a renovate & resell or renovate & rent out opportunity. Take advantage of the thriving market and the growing demand in the area. With careful planning and vision, this property can become a profitable addition to your investment portfolio. Don't miss out on this chance to make a smart investment move, seize the opportunity today!

12. 2023-06-29
    soldstatus $58,500 Closed

    Show marketing remark (723 chars)

    Discover the potential of this prime property that presents an exciting investment opportunity! With a strategic location and endless potential, this property is ideal for investors looking to capitalize on their investment. From its desirable location to its versatile layout, this property offers flexibility and potential for various investment strategies. A great option for a renovate & resell or renovate & rent out opportunity. Take advantage of the thriving market and the growing demand in the area. With careful planning and vision, this property can become a profitable addition to your investment portfolio. Don't miss out on this chance to make a smart investment move, seize the opportunity today!

13. 2023-06-27
    status Pending

    Show marketing remark (723 chars)

    Discover the potential of this prime property that presents an exciting investment opportunity! With a strategic location and endless potential, this property is ideal for investors looking to capitalize on their investment. From its desirable location to its versatile layout, this property offers flexibility and potential for various investment strategies. A great option for a renovate & resell or renovate & rent out opportunity. Take advantage of the thriving market and the growing demand in the area. With careful planning and vision, this property can become a profitable addition to your investment portfolio. Don't miss out on this chance to make a smart investment move, seize the opportunity today!

14. 2023-06-27
    status Pending

    Show marketing remark (723 chars)

    Discover the potential of this prime property that presents an exciting investment opportunity! With a strategic location and endless potential, this property is ideal for investors looking to capitalize on their investment. From its desirable location to its versatile layout, this property offers flexibility and potential for various investment strategies. A great option for a renovate & resell or renovate & rent out opportunity. Take advantage of the thriving market and the growing demand in the area. With careful planning and vision, this property can become a profitable addition to your investment portfolio. Don't miss out on this chance to make a smart investment move, seize the opportunity today!

15. 2023-05-30
    listed $64,900 Active

    Show marketing remark (723 chars)

    Discover the potential of this prime property that presents an exciting investment opportunity! With a strategic location and endless potential, this property is ideal for investors looking to capitalize on their investment. From its desirable location to its versatile layout, this property offers flexibility and potential for various investment strategies. A great option for a renovate & resell or renovate & rent out opportunity. Take advantage of the thriving market and the growing demand in the area. With careful planning and vision, this property can become a profitable addition to your investment portfolio. Don't miss out on this chance to make a smart investment move, seize the opportunity today!

16. 2023-05-30
    listed $64,900 Active

    Show marketing remark (723 chars)

    Discover the potential of this prime property that presents an exciting investment opportunity! With a strategic location and endless potential, this property is ideal for investors looking to capitalize on their investment. From its desirable location to its versatile layout, this property offers flexibility and potential for various investment strategies. A great option for a renovate & resell or renovate & rent out opportunity. Take advantage of the thriving market and the growing demand in the area. With careful planning and vision, this property can become a profitable addition to your investment portfolio. Don't miss out on this chance to make a smart investment move, seize the opportunity today!

17. 2021-03-16
    historical
18. 2021-03-16
    historical
19. 2021-01-11
    listed $57,500 Active
20. 2021-01-11
    listed $57,500 Active
21. 2021-01-11
    historical
22. 2021-01-11
    historical
23. 2020-09-26
    price $57,900
24. 2020-09-25
    price $57,900
25. 2020-08-28
    price $59,999
26. 2020-08-27
    price $59,999
27. 2020-07-10
    listed $63,000 Active
28. 2020-07-10
    listed $63,000 Active
29. 1998-06-29
    soldstatus $48,000
30. 1998-04-02
    soldstatus $48,000
31. 1998-01-21
    listed $52,900

ⓘ 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: $2,765 · $230/mo
• Projected year-2 tax: $2,765 · $230/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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,438
• − Mortgage interest: −$5,882
• − Property taxes: −$2,765
• − Insurance: −$525
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,055
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $1,532/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 of 540 in MI

Livability — Westland

• Score: 77/100
• State rank: #124
• US rank: #3067

Category grades

Amenities C- Commute A+ Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety D+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westland, MI
• County: Wayne County · 1,562,939 people
• City population: 83,633
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 35,103
• Household income: $65,187
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 980.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Italian 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 1%

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: ▼ -262.09%
• Current HPI: 237.6325
• Rent YoY: ▲ 3.28%
• 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

+98.5% since first listed

27 events — show timeline

• 2026-06-10 Relisted — MiRealSource-MiMLS
• 2026-06-10 Relisted — REALCOMP
• 2026-05-22 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Listed $105,000 REALCOMP
• 2026-04-29 Listed $105,000 MiRealSource-MiMLS
• 2023-07-06 Sold (Public Records) $58,500 Public Records
• 2023-06-29 Sold (MLS) $58,500 MiRealSource-MiMLS
• 2023-06-29 Sold (MLS) $58,500 REALCOMP
• 2023-06-27 Pending — MiRealSource-MiMLS
• 2023-06-27 Pending — REALCOMP
• 2023-05-30 Listed $64,900 MiRealSource-MiMLS
• 2023-05-30 Listed $64,900 REALCOMP
• 2021-03-16 Listing Removed — REALCOMP
• 2021-03-16 Listing Removed — MiRealSource-MiMLS
• 2021-01-11 Listing Removed — MiRealSource-MiMLS
• 2021-01-11 Listed $57,500 MiRealSource-MiMLS
• 2021-01-11 Listed $57,500 REALCOMP
• 2021-01-11 Listing Removed — REALCOMP
• 2020-09-26 Price Changed $57,900 MiRealSource-MiMLS
• 2020-09-25 Price Changed $57,900 REALCOMP
• 2020-08-28 Price Changed $59,999 MiRealSource-MiMLS
• 2020-08-27 Price Changed $59,999 REALCOMP
• 2020-07-10 Listed $63,000 MiRealSource-MiMLS
• 2020-07-10 Listed $63,000 REALCOMP
• 1998-06-29 Sold (Public Records) $48,000 Public Records
• 1998-04-02 Sold (MLS) $48,000 REALCOMP
• 1998-01-21 Listed $52,900 REALCOMP

Property tax history

+11.9%/yr

Latest (2025): $2,765 · +2.4% YoY. Source: county tax records.