6562 Westpoint St · Taylor, MI 48180

$155,000

4 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 3 Days on market

Built 1924 4,792 sqft lot Est $175k · 11% 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 +19.2/30.0
• ARV discount +12.6/15.0
• 1% rule +6.8/10.0
• DSCR +6.1/10.0
• 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

An Investor Special near Telegraph & I-94: 6562 West Point St - a 4-bedroom bungalow with an open-concept living/dining layout. kitchen, space for an office or hobby room, and a partially finished basement for extra usable space. You'll also have a 2-car garage and a large covered front porch, plus appliances included and listing features such as duct work redone, hot water tank, light fixtures, front door, and driveway. Exclusive private showing available - a property investors evaluate quickly. Thank you for your assistance.

Key facts

• Hot water tank
• Light fixtures
• Front door

Tags

• PARTIALLY FINISHED BASEMENT
• LARGE COVERED FRONT PORCH
• DUCT WORK REDONE
• HOT WATER TANK
• LIGHT FIXTURES
• FRONT DOOR

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas; Public sewer (assumed public utilities listed); Electric service (standard)
• Home design: Residential property; 1 1/2 story; Built in 1924; Frontage approximately 40 feet
• Construction: Basement foundation
• Exterior features: Vinyl siding; Porch; Paved street

Interior

• Kitchen: Kitchen on entry level (13 x 11); Dishwasher; Disposal; Range/Oven; Refrigerator
• Bedrooms: Bedroom on second level (14 x 13); Bedroom on entry level (10 x 12); Bedroom on entry level (approx. 9' wide); Bedroom on second level (14 x 15)
• Bathrooms: 2 full bathrooms; Bathroom on entry level (7 x 7); Bathroom on second level (6 x 11)
• Heating & cooling: Forced air heating; Central A/C; Natural gas heat; Gas water heater
• Interior features: 9 total rooms; Unfinished basement
• Laundry & utility: Washer; Dryer; Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.6% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 19y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1924 — 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: 1.18% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $174,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6625 Westpoint St	0.05mi	4/1.5	1,296 (0%)	12mo	$132,000	$102	88
6733 Cornell St	0.15mi	3/1.5 (-1)	1,350 (+4%)	5mo	$182,000	$135	77
23505 Cypress St	0.27mi	3/1.0 (-1)	1,365 (+5%)	4mo	$118,000	$86	68
5908 Pine St	0.53mi	3/1.5 (-1)	1,223 (-6%)	1mo	$206,000	$168	60
6631 Cooper St	0.11mi	4/1.0	1,102 (-15%)	17mo	$178,700	$162	54
6485 Madison St	0.21mi	3/1.5 (-1)	1,485 (+15%)	12mo	$168,000	$113	51
6616 Pardee Rd	0.44mi	3/1.0 (-1)	1,180 (-9%)	10mo	$200,000	$169	49
7954 Oak St	0.75mi	4/1.5	1,400 (+8%)	6mo	$225,000	$161	47
24345 Hanover St	0.74mi	3/1.5 (-1)	1,420 (+10%)	4mo	$172,000	$121	41
6641 Elm St	0.36mi	3/1.0 (-1)	1,102 (-15%)	13mo	$175,000	$159	40
5843 Banner St	0.57mi	3/2.0 (-1)	1,482 (+14%)	3mo	$145,000	$98	40
24074 Hanover St	0.74mi	3/1.5 (-1)	1,420 (+10%)	8mo	$185,000	$130	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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-10,703
• Equity at exit: $23,111

10-year hold

• IRR: 5.7%
• Equity multiple: 1.47×
• Total profit: $20,278
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$813
• Tax from tax record: −$400 /mo · $4,795/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $168

Break-even live

Break-even rent $1,616

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $256	-5% $212	+0% $168	+5% $124	+10% $80
Rent	-10% $23	-5% $96	+0% $168	+5% $240	+10% $312
Rate	-1.0pp $246	-0.5pp $207	base $168	+0.5pp $128	+1.0pp $87

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	0d	1	1.22mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	1.28mi
25699 Pennie St Dearborn Heights, MI	3.0	1.0	1699	$1,600	$0.94	0d	1	1.29mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.41mi
3901 Academy St Dearborn Heights, MI	4.0	2.0	1400	$2,100	$1.50	0d	1	1.45mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	11d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   statusdays on marketlisting id $155,000 Active 3 DOM
2. 2026-06-17
   remarks 536-char remark
3. 2026-06-17
   listed $155,000 Coming Soon 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: $4,795 · $400/mo
• Projected year-2 tax: $4,795 · $400/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,948
• − Mortgage interest: −$8,682
• − Property taxes: −$4,795
• − Insurance: −$775
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$4,509
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,093/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

+222.9% since first listed

46 events — show timeline

• 2026-06-17 Coming Soon $155,000 MiRealSource-MiMLS
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-09-19 Price Changed $175,000 MiRealSource-MiMLS
• 2024-09-19 Price Changed $175,000 REALCOMP
• 2024-09-19 Relisted — MiRealSource-MiMLS
• 2024-09-19 Relisted — REALCOMP
• 2024-08-29 Listing Removed — MiRealSource-MiMLS
• 2024-08-29 Listing Removed — REALCOMP
• 2024-08-09 Price Changed $185,000 REALCOMP
• 2024-08-09 Price Changed $188,000 REALCOMP
• 2024-08-01 Relisted — MiRealSource-MiMLS
• 2024-07-31 Relisted — REALCOMP
• 2024-07-25 Contingent — MiRealSource-MiMLS
• 2024-07-25 Contingent — REALCOMP
• 2024-07-12 Listed $185,000 MiRealSource-MiMLS
• 2024-07-12 Listed $185,000 REALCOMP
• 2024-07-10 Coming Soon — MiRealSource-MiMLS
• 2024-07-10 Coming Soon — REALCOMP
• 2024-06-18 Listing Removed — MiRealSource-MiMLS
• 2024-06-18 Listing Removed — REALCOMP
• 2024-05-07 Relisted — REALCOMP
• 2024-05-07 Relisted — MiRealSource-MiMLS
• 2024-04-23 Pending — REALCOMP
• 2024-04-23 Pending — MiRealSource-MiMLS
• 2024-04-16 Contingent — REALCOMP
• 2024-04-16 Contingent — MiRealSource-MiMLS
• 2024-04-11 Listed $200,000 REALCOMP
• 2024-04-11 Listed $200,000 MiRealSource-MiMLS
• 2024-04-10 Coming Soon — REALCOMP
• 2024-04-10 Coming Soon — MiRealSource-MiMLS
• 2023-03-02 Relisted — REALCOMP
• 2023-02-01 Listing Removed — MiRealSource-MiMLS
• 2023-01-31 Listing Removed — REALCOMP
• 2023-01-31 Listing Removed — REALCOMP
• 2022-11-02 Listed $142,500 REALCOMP
• 2022-11-01 Listed $142,500 MiRealSource-MiMLS
• 2007-08-21 Sold (Public Records) $122,000 Public Records
• 2007-07-06 Sold (MLS) $122,000 REALCOMP
• 2007-07-06 Sold (MLS) $122,000 MiRealSource-MiMLS
• 2007-07-03 Listed $125,000 MiRealSource-MiMLS
• 2007-07-03 Listing Removed — MiRealSource-MiMLS
• 2007-06-10 Listed $125,000 REALCOMP
• 2007-05-17 Sold (MLS) $31,100 REALCOMP
• 2007-04-07 Listed $27,500 REALCOMP
• 1992-06-18 Sold (Public Records) $48,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,795 · +2.9% YoY. Source: county tax records.