15121 Kerstyn St · Taylor, MI 48180

$150,000

4 bd · 1.0 ba · 1,193 sqft · SingleFamily public records · 13 Days on market

Built 1971 7,405 sqft lot Est $191k · 21% under

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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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.4/10.0
• 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 to 15121 Kerstyn Street! This beautifully updated 4-bedroom, 1-bath ranch offers 1,193 square feet of stylish, move-in-ready living space. Renovated in 2025, this home seamlessly blends modern updates with the comfort and convenience of single-story living. Step inside to find fresh finishes, updated flooring, and a bright, inviting layout designed for today's lifestyle. The spacious living area flows effortlessly into the updated kitchen, creating a warm and functional space for everyday living and entertaining. Four generously sized bedrooms provide flexibility for family, guests, a home office, or hobby space. A dedicated laundry room adds everyday convenience, while the spacious backyard offers fully fenced for children and pets plus the perfect setting for summer gatherings, outdoor enjoyment, or peaceful evenings at home. Conveniently located near shopping, dining, parks, and major roadways, this turnkey property is ready for its next chapter. Don't miss the opportunity to make this beautifully refreshed home your own. Seller to provide C of O.

Key facts

• 7,405 sq ft lot
• Built 1971
• Listed 13 days

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 60 x 120 (0.17 acre); Subdivision: DOVER ESTATES SUB 1; Directions: Eureka Rd to Kerstyn St to House

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum and vinyl siding; Faces not specified
• Construction: Built with block foundation; Asphalt roof
• Exterior features: Porch; Back yard fencing; Shed(s)

Interior

• Kitchen: Disposal; Free-standing electric oven; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Smart thermostat; Crawl space basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.8% vs local median 5.3% 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); 290 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 36% 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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: property tax is 3.2% of price.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $190,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27040 Stacy St	0.10mi	4/1.0	1,193 (0%)	3mo	$135,000	$113	93
27001 Stacy St	0.13mi	4/1.0	1,200 (+1%)	1mo	$200,000	$167	92
15532 Wellington Street St	0.23mi	4/1.0	1,193 (0%)	3mo	$210,000	$176	87
15110 Kerstyn St	0.03mi	3/1.0 (-1)	1,193 (0%)	9mo	$145,000	$122	86
15529 Wellington St	0.22mi	3/1.0 (-1)	1,193 (0%)	8mo	$186,500	$156	78
14611 New York St	0.39mi	3/2.0 (-1)	1,300 (+9%)	2mo	$185,000	$142	56
15424 Hampden St	0.36mi	3/1.0 (-1)	1,317 (+10%)	9mo	$212,000	$161	54
15815 Wellington St	0.35mi	3/1.0 (-1)	1,054 (-12%)	8mo	$164,900	$156	53
15746 Meadow St	0.63mi	3/1.0 (-1)	1,050 (-12%)	1mo	$175,000	$167	45
16226 Karin St	0.62mi	3/1.0 (-1)	1,034 (-13%)	2mo	$165,000	$160	42
15910 Hampden St	0.47mi	3/1.5 (-1)	1,017 (-15%)	6mo	$125,000	$123	42
13970 Lange St	0.71mi	3/1.0 (-1)	1,025 (-14%)	1mo	$197,000	$192	38

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,750
• Equity at exit: $22,365

10-year hold

• IRR: 6.7%
• Equity multiple: 1.56×
• Total profit: $23,405
• Equity at exit: $12,969

Cash invested: $42,000 (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: 290
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$402 /mo · $4,819/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $186

Break-even live

Break-even rent $1,583

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $271	-5% $229	+0% $186	+5% $144	+10% $101
Rent	-10% $42	-5% $114	+0% $186	+5% $258	+10% $330
Rate	-1.0pp $262	-0.5pp $224	base $186	+0.5pp $147	+1.0pp $108

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   status $150,000 Pending 13 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-15
   days on market $150,000 Active 10 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-13
   days on market $150,000 Active 7 DOM
8. 2026-06-09
   days on market $150,000 Active 4 DOM
9. 2026-06-08
   days on market $150,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $150,000 Active 2 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: $4,819 · $402/mo
• Projected year-2 tax: $4,819 · $402/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 · 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: $21,825
• − Mortgage interest: −$8,402
• − Property taxes: −$4,819
• − Insurance: −$750
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,364
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $2,234/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

+70.5% since first listed

12 events — show timeline

• 2026-06-05 Listed $150,000 REALCOMP
• 2026-06-05 Listed $150,000 MiRealSource-MiMLS
• 2025-04-03 Sold (Public Records) $139,000 Public Records
• 2025-02-21 Pending — MiRealSource-MiMLS
• 2025-02-21 Pending — REALCOMP
• 2025-02-21 Sold (MLS) $139,000 REALCOMP
• 2025-02-21 Sold (MLS) $139,000 MiRealSource-MiMLS
• 2025-01-20 Contingent — MiRealSource-MiMLS
• 2025-01-20 Contingent — REALCOMP
• 2025-01-03 Listed $139,900 MiRealSource-MiMLS
• 2024-12-31 Listed $139,900 REALCOMP
• 2024-12-12 Sold (Public Records) $88,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,819 · +210.7% YoY. Source: county tax records.