26019 3rd St, #119 · Taylor, MI 48180

$15,500

1 bd · 1.0 ba · 1,100 sqft · Manufactured · 35 Days on market

Built 2016 $725/mo HOA · 60% of rent ↓ 11% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

Key facts

• Built 2016
• Listed 35 days

Property features AI

Finance

• Other: Pets allowed with breed restrictions; dogs OK
• HOA & community: Homeowners association with monthly fee of $725; HOA fee includes water and trash

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; 1,100 square feet above grade
• Exterior features: Paved road access; Shed on property; Sidewalks in the community; Irregular-shaped lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; One total room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $16k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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+, 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.
• Zoned schools: Clarence Randall Elem School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 461 students, 81% FRL); Hoover Middle School (math 12% / reading 27%, grade F, #425 of 493 statewide, top 87%, 490 students, 81% FRL); Taylor High School (math 37% / reading 52%, grade F, #214 of 713 statewide, top 36%, 1,394 students, 66% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 289 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $107 of loan paydown is wiped out by about $465 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 $4k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $2k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 60% of rent.

Recommended offer $15,035 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 7.77% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.9% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 2.81×
• Total profit: $7,875
• Equity at exit: $2,311

10-year hold

• IRR: 48.1%
• Equity multiple: 7.57×
• Total profit: $28,503
• Equity at exit: $1,340

Cash invested: $4,340 (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: 289
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$81
• Tax est. 1.5%: −$19 /mo · $232/yr
• Insurance: −$6
• HOA: −$725
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $119

Break-even live

Break-even rent $1,053

Max offer price $15,500

Occupancy floor 85%

Sensitivity live

Price	-10% $130	-5% $124	+0% $119	+5% $114	+10% $108
Rent	-10% $24	-5% $71	+0% $119	+5% $167	+10% $214
Rate	-1.0pp $127	-0.5pp $123	base $119	+0.5pp $115	+1.0pp $111

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: $3,875
• Closing costs: $465
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,140	$1.30	0d	7	1.05mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	1.29mi

HOA detail

• Monthly dues: $725 · $8,700/yr

Listing history 24 events

1. 2026-06-21
   days on market $15,500 Active 35 DOM
2. 2026-06-18
   days on market $15,500 Active 32 DOM
3. 2026-06-17
   days on market $15,500 Active 31 DOM
4. 2026-06-16
   days on market $15,500 Active 30 DOM
5. 2026-06-15
   days on market $15,500 Active 29 DOM
6. 2026-06-13
   days on market $15,500 Active 27 DOM
7. 2026-06-13
   days on market $15,500 Active 26 DOM
8. 2026-06-09
   days on market $15,500 Active 23 DOM
9. 2026-06-08
   days on market $15,500 Active 22 DOM
10. 2026-06-07
    days on market $15,500 Active 21 DOM
11. 2026-06-04
    days on market $15,500 Active 18 DOM
12. 2026-06-03
    days on market $15,500 Active 17 DOM
13. 2026-06-02
    days on market $15,500 Active 16 DOM
14. 2026-06-01
    days on market $15,500 Active 15 DOM
15. 2026-05-31
    days on market $15,500 Active 14 DOM
16. 2026-05-28
    price $15,500 220-char remark

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

17. 2026-05-28
    status Active 220-char remark

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

18. 2026-05-28
    price $15,500

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

19. 2026-05-28
    status Active

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

20. 2026-03-23
    historical
21. 2026-03-22
    historical 220-char remark

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

22. 2026-03-14
    listed $17,500 Active 220-char remark

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

23. 2026-03-14
    listed $17,500 Active

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

24. 2026-03-13
    historical $17,500 220-char remark

    Show marketing remark (220 chars)

    GREAT OPPOTUNITY TO BECOME A HOME OWNER , Beautiful open space, Ready to be decorated , appliances and shed available move in and enjoy BATVAI, Agent to be present during showings and inspection , c/o will be completed ,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,447
• − Mortgage interest: −$868
• − Property taxes: −$232
• − Insurance: −$78
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − HOA: −$8,700
• − Depreciation: −$451
• Taxable income: $1,806
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $994/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

-11.4% since first listed

9 events — show timeline

• 2026-05-28 Price Changed $15,500 MiRealSource-MiMLS
• 2026-05-28 Relisted — MiRealSource-MiMLS
• 2026-05-28 Price Changed $15,500 REALCOMP
• 2026-05-28 Relisted — REALCOMP
• 2026-03-23 Listing Removed — REALCOMP
• 2026-03-22 Listing Removed — MiRealSource-MiMLS
• 2026-03-14 Listed $17,500 MiRealSource-MiMLS
• 2026-03-14 Listed $17,500 REALCOMP
• 2026-03-13 Coming Soon $17,500 MiRealSource-MiMLS