8075 William St · Taylor, MI 48180

$165,000

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 52 Days on market

Built 1954 6,098 sqft lot $172/sqft · 6% above area Est $155k · 6% over

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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 +15.4/30.0
• DSCR +4.7/10.0
• ARV discount +4.7/15.0
• 1% rule +4.3/10.0
• 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 MLS

~Welcome Home ~ Brick and vinyl ranch with everything on one level, no stairs to climb here! Open concept into the living room and spacious eat-in kitchen. Big ticket items have been done!! The roof was completely redone with new wood and shingles in 2023! BRAND NEW FURNACE 2026! Come with a few finishing touches and enjoy this lovely home! Fenced in yard with a HUGE shed for extra storage. Convenient location close to shopping, grocery stores, restaurants, 1-94 and 1-75 freeways. Seller providing the Certificate of Occupancy~

Key facts

• 6,098 sq ft lot
• Garage
• Built 1954

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 $63 ($752/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 $153k (7.4% below list).
• Recommended offer: $153k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, 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 12d 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 30% 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 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $119k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $152,789 (7.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.93% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $155,475
• List price: $165,000
• Delta: 6.13%
• 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 Dudley St	0.16mi	3/1.0	957 (0%)	5mo	$172,900	$181	89
8019 Roosevelt St	0.25mi	3/1.0	957 (0%)	3mo	$175,100	$183	86
7235 Mortenview Dr	0.39mi	3/1.0	946 (-1%)	4mo	$169,900	$180	77
8003 Roosevelt St	0.26mi	3/1.0	1,029 (+8%)	1mo	$195,000	$190	75
22324 Wohlfeil St	0.43mi	2/2.0 (-1)	948 (-1%)	5mo	$190,000	$200	66
6731 Harding St	0.62mi	3/1.0	1,001 (+5%)	5mo	$184,000	$184	59
8910 Mason St	0.43mi	3/1.0	1,053 (+10%)	5mo	$145,000	$138	59
20548 Lockwood St	0.53mi	3/1.0	1,053 (+10%)	3mo	$135,000	$128	56
7713 Jackson St	0.69mi	3/1.0	1,023 (+7%)	5mo	$174,000	$170	52
21144 Pinecrest St	0.61mi	3/1.0	1,074 (+12%)	1mo	$135,000	$126	51
7855 Weddel St	0.61mi	3/1.5	850 (-11%)	1mo	$213,500	$251	50
20812 Wick Rd	0.63mi	3/1.0	1,100 (+15%)	3mo	$155,000	$141	43

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-19,744
• Equity at exit: $24,602

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $748
• 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: 281
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$865
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $63

Break-even live

Break-even rent $1,449

Max offer price $165,000

Occupancy floor 91%

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	43d	1	1.02mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	1d	3	1.21mi
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	12d	1	1.26mi
10019 Allen Pointe Dr Allen Park, MI	2.0	1.5	796	$1,055	$1.33	12d	1	1.34mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,565	$1.78	1d	8	1.42mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	2d	1	1.50mi

Listing history 28 events

1. 2026-06-15
   statusdays on market $165,000 Pending 52 DOM
2. 2026-06-13
   days on market $165,000 Active 51 DOM
3. 2026-06-13
   days on market $165,000 Active 50 DOM
4. 2026-06-09
   days on market $165,000 Active 47 DOM
5. 2026-06-08
   days on market $165,000 Active 46 DOM
6. 2026-06-07
   days on market $165,000 Active 45 DOM
7. 2026-06-04
   days on market $165,000 Active 42 DOM
8. 2026-06-03
   days on market $165,000 Active 41 DOM
9. 2026-06-02
   days on market $165,000 Active 40 DOM
10. 2026-06-01
    days on market $165,000 Active 39 DOM
11. 2026-05-31
    days on market $165,000 Active 38 DOM
12. 2026-04-24
    listed $165,000 Active 532-char remark

    Show marketing remark (532 chars)

    ~Welcome Home ~ Brick and vinyl ranch with everything on one level, no stairs to climb here! Open concept into the living room and spacious eat-in kitchen. Big ticket items have been done!! The roof was completely redone with new wood and shingles in 2023! BRAND NEW FURNACE 2026! Come with a few finishing touches and enjoy this lovely home! Fenced in yard with a HUGE shed for extra storage. Convenient location close to shopping, grocery stores, restaurants, 1-94 and 1-75 freeways. Seller providing the Certificate of Occupancy~

13. 2026-04-24
    listed $165,000 Active 532-char remark

    Show marketing remark (532 chars)

    ~Welcome Home ~ Brick and vinyl ranch with everything on one level, no stairs to climb here! Open concept into the living room and spacious eat-in kitchen. Big ticket items have been done!! The roof was completely redone with new wood and shingles in 2023! BRAND NEW FURNACE 2026! Come with a few finishing touches and enjoy this lovely home! Fenced in yard with a HUGE shed for extra storage. Convenient location close to shopping, grocery stores, restaurants, 1-94 and 1-75 freeways. Seller providing the Certificate of Occupancy~

14. 2026-04-19
    historical $165,000 532-char remark

    Show marketing remark (532 chars)

    ~Welcome Home ~ Brick and vinyl ranch with everything on one level, no stairs to climb here! Open concept into the living room and spacious eat-in kitchen. Big ticket items have been done!! The roof was completely redone with new wood and shingles in 2023! BRAND NEW FURNACE 2026! Come with a few finishing touches and enjoy this lovely home! Fenced in yard with a HUGE shed for extra storage. Convenient location close to shopping, grocery stores, restaurants, 1-94 and 1-75 freeways. Seller providing the Certificate of Occupancy~

15. 2021-06-23
    soldstatus $119,000 Sold
16. 2021-06-23
    soldstatus $119,000 Closed
17. 2021-04-23
    status Pending
18. 2021-04-23
    status Pending
19. 2021-04-16
    historical Accepting Backup Offers
20. 2021-04-16
    historical Accepting Backup Offers
21. 2021-04-09
    listed $109,900 Active
22. 2021-04-09
    listed $109,900 Active
23. 2003-11-09
    historical
24. 2003-11-01
    historical
25. 2003-07-12
    listed $108,900
26. 2003-07-09
    listed $108,900
27. 2003-07-09
    listed $108,900
28. 1998-02-16
    soldstatus $72,900

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,532 · $211/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,335
• − Mortgage interest: −$9,243
• − Property taxes: −$2,524
• − Insurance: −$825
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,800
• Taxable loss: −$1,990
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,230/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

+126.3% since first listed

17 events — show timeline

• 2026-04-24 Listed $165,000 MiRealSource-MiMLS
• 2026-04-24 Listed $165,000 REALCOMP
• 2026-04-19 Coming Soon $165,000 MiRealSource-MiMLS
• 2021-06-23 Sold (MLS) $119,000 MiRealSource-MiMLS
• 2021-06-23 Sold (MLS) $119,000 REALCOMP
• 2021-04-23 Pending — MiRealSource-MiMLS
• 2021-04-23 Pending — REALCOMP
• 2021-04-16 Contingent — MiRealSource-MiMLS
• 2021-04-16 Contingent — REALCOMP
• 2021-04-09 Listed $109,900 MiRealSource-MiMLS
• 2021-04-09 Listed $109,900 REALCOMP
• 2003-11-09 Listing Removed — MiRealSource-MiMLS
• 2003-11-01 Listing Removed — REALCOMP
• 2003-07-12 Listed $108,900 REALCOMP
• 2003-07-09 Listed $108,900 REALCOMP
• 2003-07-09 Listed $108,900 MiRealSource-MiMLS
• 1998-02-16 Sold (Public Records) $72,900 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,524 · -11.7% YoY. Source: county tax records.