14462 Pine St · Taylor, MI 48180

$115,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 4 Days on market

Built 1940 0.28 ac lot Est $146k · 21% under

---

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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• 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

TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

Key facts

• 0.28 acre lot
• Garage
• Built 1940

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$146,016) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 7.7% 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 $795 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1940 — 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: 1.08% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $146,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14134 Syracuse St	0.18mi	3/1.0 (+1)	942 (+1%)	10mo	$175,500	$186	77
14415 Syracuse St	0.09mi	2/1.0	804 (-14%)	0mo	$118,000	$147	72
14519 Westpoint St	0.16mi	2/2.5	953 (+2%)	17mo	$170,000	$178	70
14051 Syracuse St	0.24mi	2/1.0	986 (+5%)	12mo	$182,000	$185	69
14627 Banner St	0.36mi	3/1.0 (+1)	940 (+0%)	13mo	$159,000	$169	67
14060 Syracuse St	0.24mi	3/1.0 (+1)	1,001 (+7%)	12mo	$133,000	$133	62
14634 Banner St	0.39mi	2/1.0	840 (-10%)	5mo	$139,000	$165	61
14181 Syracuse St	0.15mi	3/1.0 (+1)	1,035 (+11%)	12mo	$161,000	$156	60
14421 Bailey St	0.53mi	3/1.0 (+1)	1,001 (+7%)	1mo	$150,000	$150	58
15431 Cooper St	0.56mi	2/1.0	1,000 (+7%)	8mo	$108,000	$108	56
13440 Pardee Rd	0.67mi	3/1.0 (+1)	960 (+3%)	8mo	$133,000	$139	52
14370 Gage St	0.69mi	3/1.0 (+1)	1,020 (+9%)	9mo	$150,000	$147	41

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-7,730
• Equity at exit: $17,147

10-year hold

• IRR: 5.6%
• Equity multiple: 1.46×
• Total profit: $14,657
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$603
• Tax from tax record: −$198 /mo · $2,370/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $132

Break-even live

Break-even rent $1,074

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• 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	0.69mi
13300 Princeton St Unit 140-4 Taylor, MI	1.0	1.0	702	$945	$1.35	5d	1	0.75mi
13300 Princeton St Unit 130-8 Taylor, MI	2.0	1.0	768	$1,145	$1.49	24d	1	0.75mi
13300 Princeton St Taylor, MI	1.0–2.0	1.0	735	$1,145	$1.56	11d	4	0.79mi
12555 Pine St Taylor, MI	1.0–3.0	1.0–1.5	830	$1,268	$1.53	1d	1	0.99mi
15334 Oldham St Taylor, MI	2.0	1.0	696	$1,350	$1.94	1d	1	1.26mi

Listing history 45 events

1. 2026-03-20
   status Pending 267-char remark

   Show marketing remark (267 chars)

   TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

2. 2026-03-20
   status Pending 267-char remark

   Show marketing remark (267 chars)

   TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

3. 2026-03-20
   status Pending

   Show marketing remark (267 chars)

   TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

4. 2026-03-16
   listed $115,000 Active 267-char remark

   Show marketing remark (267 chars)

   TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

5. 2026-03-16
   listed $115,000 Active 267-char remark

   Show marketing remark (267 chars)

   TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

6. 2026-03-16
   listed $115,000 Active

   Show marketing remark (267 chars)

   TENANT OCCUPIED! 3-bedroom 1 bath bungalow. Huge lot, 1.5 car garage, large, updated kitchen. This property is on a quiet street, but close to everything! Photos from before tenant occupancy. Tenant since 2022, paying $1,362.90 - currently on a month-to-month status.

7. 2022-07-29
   historical
8. 2022-07-21
   status Pending
9. 2022-07-21
   status Pending
10. 2022-07-21
    historical
11. 2022-07-05
    historical
12. 2022-06-28
    status Active
13. 2022-06-28
    status Active
14. 2022-06-22
    status Pending
15. 2022-06-22
    status Pending
16. 2022-05-26
    status Active
17. 2022-05-26
    status Active
18. 2022-04-02
    status Pending
19. 2022-04-02
    status Pending
20. 2022-03-11
    price $148,500
21. 2022-03-11
    price $148,500
22. 2021-11-25
    listed $149,000 Active
23. 2021-11-25
    listed $149,000 Active
24. 2018-06-06
    soldstatus $166,000
25. 2015-05-21
    soldstatus $900
26. 2015-03-28
    historical
27. 2015-01-29
    listed $900
28. 2015-01-23
    soldstatus $45,000 Sold
29. 2015-01-23
    soldstatus $45,000
30. 2015-01-15
    historical
31. 2015-01-14
    price $50,000
32. 2015-01-14
    historical
33. 2014-12-13
    price $52,900
34. 2014-11-24
    price $55,000
35. 2014-11-12
    price $59,900
36. 2014-11-07
    listed $62,000 Active
37. 2014-11-07
    listed $50,000
38. 2014-03-14
    soldstatus $16,500
39. 2014-03-14
    soldstatus $16,500
40. 2014-02-28
    historical
41. 2013-10-31
    listed $17,360
42. 2013-10-31
    listed $17,360
43. 1997-01-10
    soldstatus $59,900
44. 1996-12-11
    soldstatus $59,900
45. 1996-08-14
    listed $59,900

ⓘ 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: $2,370 · $198/mo
• Projected year-2 tax: $2,370 · $198/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $14,900
• − Mortgage interest: −$6,442
• − Property taxes: −$2,370
• − Insurance: −$575
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,345
• Taxable loss: −$216
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,641/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

+92.0% since first listed

45 events — show timeline

• 2026-03-20 Pending — MiRealSource-MiMLS
• 2026-03-20 Pending — REALCOMP
• 2026-03-20 Pending — SW Michigan MLS
• 2026-03-16 Listed $115,000 REALCOMP
• 2026-03-16 Listed $115,000 SW Michigan MLS
• 2026-03-16 Listed $115,000 MiRealSource-MiMLS
• 2022-07-29 Listing Removed — REALCOMP
• 2022-07-21 Pending — MiRealSource-MiMLS
• 2022-07-21 Pending — REALCOMP
• 2022-07-21 Listing Removed — MiRealSource-MiMLS
• 2022-07-05 Listing Removed — REALCOMP
• 2022-06-28 Relisted — MiRealSource-MiMLS
• 2022-06-28 Relisted — REALCOMP
• 2022-06-22 Pending — MiRealSource-MiMLS
• 2022-06-22 Pending — REALCOMP
• 2022-05-26 Relisted — MiRealSource-MiMLS
• 2022-05-26 Relisted — REALCOMP
• 2022-04-02 Pending — MiRealSource-MiMLS
• 2022-04-02 Pending — REALCOMP
• 2022-03-11 Price Changed $148,500 MiRealSource-MiMLS
• 2022-03-11 Price Changed $148,500 REALCOMP
• 2021-11-25 Listed $149,000 MiRealSource-MiMLS
• 2021-11-25 Listed $149,000 REALCOMP
• 2018-06-06 Sold (Public Records) $166,000 Public Records
• 2015-05-21 Sold (MLS) $900 MiRealSource-MiMLS
• 2015-03-28 Listing Removed — MiRealSource-MiMLS
• 2015-01-29 Listed $900 MiRealSource-MiMLS
• 2015-01-23 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2015-01-23 Sold (MLS) $45,000 REALCOMP
• 2015-01-15 Listing Removed — REALCOMP
• 2015-01-14 Price Changed $50,000 REALCOMP
• 2015-01-14 Listing Removed — MiRealSource-MiMLS
• 2014-12-13 Price Changed $52,900 REALCOMP
• 2014-11-24 Price Changed $55,000 REALCOMP
• 2014-11-12 Price Changed $59,900 REALCOMP
• 2014-11-07 Listed $62,000 REALCOMP
• 2014-11-07 Listed $50,000 MiRealSource-MiMLS
• 2014-03-14 Sold (MLS) $16,500 MiRealSource-MiMLS
• 2014-03-14 Sold (MLS) $16,500 REALCOMP
• 2014-02-28 Listing Removed — MiRealSource-MiMLS
• 2013-10-31 Listed $17,360 MiRealSource-MiMLS
• 2013-10-31 Listed $17,360 REALCOMP
• 1997-01-10 Sold (Public Records) $59,900 Public Records
• 1996-12-11 Sold (MLS) $59,900 REALCOMP
• 1996-08-14 Listed $59,900 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $2,370 · -7.6% YoY. Source: county tax records.