7128 Cherokee Ave · Taylor, MI 48180

$124,900

3 bd · 1.0 ba · 965 sqft · SingleFamily public records · 1 Days on market

Built 1939 6,534 sqft lot Est $153k · 19% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.5/10.0
• 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

CLEAN 3 BEDROOM BUNGALOW! MOVE IN READY! CLOSE TO SHOPPING AND SCHOOLS! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

Key facts

• 6,534 sq ft lot
• Built 1939

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.15 acres (50 x 131)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central Air; Forced air heating (Natural Gas)
• Interior features: Total of 6 rooms; Central air conditioning; Forced air heating with natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 31% 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 24y 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 $12k; list at $125k implies a 941% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1939 — 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: 1.25% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $153,435
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7205 Cherokee St	0.05mi	3/1.5	960 (-0%)	1mo	$170,000	$177	94
25315 Charles St	0.19mi	3/1.0	960 (-0%)	4mo	$160,000	$167	87
6942 Janet St	0.33mi	3/1.0	936 (-3%)	4mo	$118,000	$126	76
6469 Troy St	0.52mi	3/1.0	949 (-2%)	1mo	$136,000	$143	73
7536 Wilkie St	0.31mi	3/1.0	864 (-10%)	3mo	$137,000	$159	66
25908 Beverly Rd	0.74mi	3/1.0	949 (-2%)	4mo	$155,000	$163	60
6941 Fellrath St	0.59mi	3/1.5	924 (-4%)	4mo	$195,000	$211	60
8350 Gulley St	0.65mi	3/1.0	1,050 (+9%)	1mo	$200,000	$190	54
8278 Mills St	0.56mi	3/1.5	1,069 (+11%)	1mo	$155,000	$145	53
6713 Mcguire St	0.54mi	3/1.5	842 (-13%)	3mo	$105,000	$125	49
6864 Cornell St	0.69mi	3/1.0	832 (-14%)	2mo	$95,000	$114	43
6349 Beech Daly Rd	0.72mi	3/1.0	852 (-12%)	5mo	$132,000	$155	42

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,190
• Equity at exit: $18,623

10-year hold

• IRR: 15.0%
• Equity multiple: 2.33×
• Total profit: $46,415
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$175 /mo · $2,099/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $351

Break-even live

Break-even rent $1,116

Max offer price $124,900

Occupancy floor 73%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,565	$1.78	1d	8	0.76mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	0.81mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.90mi

Listing history 2 events

1. 2026-06-19
   remarks 179-char remark
2. 2026-06-19
   listed $124,900 Active 1 DOM

ⓘ 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: $2,099 · $175/mo
• Projected year-2 tax: $2,099 · $175/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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,728
• − Mortgage interest: −$6,996
• − Property taxes: −$2,099
• − Insurance: −$624
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$3,633
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $3,641/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

+26.3% since first listed

27 events — show timeline

• 2026-06-18 Listed $124,900 MiRealSource-MiMLS
• 2026-06-18 Listed $124,900 REALCOMP
• 2009-10-30 Sold (MLS) $12,000 REALCOMP
• 2009-09-24 Listed $12,500 REALCOMP
• 2009-07-25 Listing Removed — MiRealSource-MiMLS
• 2007-10-31 Listing Removed — MiRealSource-MiMLS
• 2007-04-21 Listing Removed — REALCOMP
• 2007-04-20 Listed $87,500 REALCOMP
• 2007-04-20 Listed $87,500 MiRealSource-MiMLS
• 2007-03-31 Listing Removed — MiRealSource-MiMLS
• 2007-02-05 Listed $89,900 REALCOMP
• 2007-01-05 Listed $89,900 REALCOMP
• 2007-01-05 Listed $89,900 MiRealSource-MiMLS
• 2006-12-31 Listing Removed — MiRealSource-MiMLS
• 2006-12-31 Listing Removed — REALCOMP
• 2006-10-03 Listed $92,900 REALCOMP
• 2006-09-30 Listing Removed — REALCOMP
• 2006-09-23 Listed $92,900 REALCOMP
• 2006-09-23 Listed $92,900 MiRealSource-MiMLS
• 2006-09-17 Listing Removed — MiRealSource-MiMLS
• 2006-05-03 Listed $92,900 REALCOMP
• 2006-05-03 Listed $92,900 MiRealSource-MiMLS
• 2006-05-03 Listed $92,900 REALCOMP
• 2002-07-06 Listing Removed — MiRealSource-MiMLS
• 2002-05-22 Sold (Public Records) $97,200 Public Records
• 2002-03-06 Listed $98,000 MiRealSource-MiMLS
• 2002-03-06 Listed $98,900 MiRealSource-MiMLS

Property tax history

-0.5%/yr

Latest (2025): $2,099 · +2.5% YoY. Source: county tax records.