15390 Gulley Rd · Taylor, MI 48180

$148,000

3 bd · 1.5 ba · 1,311 sqft · SingleFamily public records · 9 Days on market

Built 1978 7,841 sqft lot Est $225k · 34% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.6/10.0
• 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

Multiple Offers Received. Highest & Best due Sunday, February 15, 2026 at 6PM. Lots of potential!! 3 bedroom, 1.5 bath, basement, 2-car garage, fireplace in family room, deck and patio. Fenced in back yard with shed.

Key facts

• Shed
• Basement
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• FIREPLACE IN FAMILY ROOM
• DECK AND PATIO
• BASEMENT
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 8.9% 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+, 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: Eureka Heights Elementary School (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 227 students, 80% 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; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% 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 $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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $148,000

Questions for the listing agent

1. Built in 1978 — 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: 1.16% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $225,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15679 Gulley St	0.14mi	3/1.0	1,321 (+1%)	6mo	$240,000	$182	85
15409 Westlake St	0.28mi	3/1.5	1,298 (-1%)	2mo	$262,000	$202	83
15648 Michael St	0.12mi	3/1.5	1,400 (+7%)	1mo	$235,000	$168	82
15425 Leader	0.21mi	3/1.5	1,381 (+5%)	8mo	$240,400	$174	74
15372 Michael St	0.07mi	3/1.5	1,492 (+14%)	12mo	$212,000	$142	64
24652 Orchard St	0.42mi	3/1.5	1,222 (-7%)	13mo	$220,000	$180	59
15424 Hampden St	0.68mi	3/1.0	1,317 (+0%)	9mo	$212,000	$161	58
25046 Chestnut St	0.64mi	3/1.5	1,407 (+7%)	0mo	$252,500	$179	58
15078 Oldham St	0.26mi	4/2.5 (+1)	1,428 (+9%)	10mo	$230,000	$161	56
14442 Buck St	0.74mi	3/1.0	1,269 (-3%)	8mo	$218,000	$172	52
14529 Harold St	0.65mi	2/2.0 (-1)	1,382 (+5%)	5mo	$174,900	$127	50
25095 Darin St	0.44mi	2/2.0 (-1)	1,160 (-12%)	8mo	$197,900	$171	47

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-402
• Equity at exit: $22,067

10-year hold

• IRR: 11.3%
• Equity multiple: 1.97×
• Total profit: $40,031
• Equity at exit: $12,796

Cash invested: $41,440 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$196 /mo · $2,357/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $317

Break-even live

Break-even rent $1,309

Max offer price $148,000

Occupancy floor 76%

Sensitivity live

Price	-10% $401	-5% $359	+0% $317	+5% $276	+10% $234
Rent	-10% $182	-5% $250	+0% $317	+5% $385	+10% $453
Rate	-1.0pp $392	-0.5pp $355	base $317	+0.5pp $279	+1.0pp $240

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-02-18
   status Pending

   Show marketing remark (222 chars)

   Multiple Offers Received. Highest & Best due Sunday, February 15, 2026 at 6PM. Lots of potential!! 3 bedroom, 1.5 bath, basement, 2-car garage, fireplace in family room, deck and patio. Fenced in back yard with shed.

2. 2026-02-18
   status Pending 222-char remark

   Show marketing remark (222 chars)

   Multiple Offers Received. Highest & Best due Sunday, February 15, 2026 at 6PM. Lots of potential!! 3 bedroom, 1.5 bath, basement, 2-car garage, fireplace in family room, deck and patio. Fenced in back yard with shed.

3. 2026-02-09
   listed $148,000 Active

   Show marketing remark (222 chars)

   Multiple Offers Received. Highest & Best due Sunday, February 15, 2026 at 6PM. Lots of potential!! 3 bedroom, 1.5 bath, basement, 2-car garage, fireplace in family room, deck and patio. Fenced in back yard with shed.

4. 2026-02-09
   listed $148,000 Active 222-char remark

   Show marketing remark (222 chars)

   Multiple Offers Received. Highest & Best due Sunday, February 15, 2026 at 6PM. Lots of potential!! 3 bedroom, 1.5 bath, basement, 2-car garage, fireplace in family room, deck and patio. Fenced in back yard with shed.

ⓘ 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: $2,357 · $196/mo
• Projected year-2 tax: $2,357 · $196/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,531
• − Mortgage interest: −$8,290
• − Property taxes: −$2,357
• − Insurance: −$740
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,305
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $3,436/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

+0.0% since first listed

4 events — show timeline

• 2026-02-18 Pending — REALCOMP
• 2026-02-18 Pending — MiRealSource-MiMLS
• 2026-02-09 Listed $148,000 REALCOMP
• 2026-02-09 Listed $148,000 MiRealSource-MiMLS

Property tax history

+0.2%/yr

Latest (2025): $2,357 · -13.5% YoY. Source: county tax records.