7148 Gulley St · Taylor, MI 48180

$129,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 4 Days on market

Built 1949 10,454 sqft lot Est $107k · 22% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and well-maintained 2-bedroom ranch situated on a spacious quarter-acre lot in Taylor! This adorable home offers comfortable living with an unfinished basement providing plenty of storage space, plus an additional toilet and shower area. The detached 1-car garage adds convenience, while the generous yard offers endless possibilities for outdoor enjoyment. All appliances are included, making this home move-in ready. Seller will provide the Certificate of Occupancy. Seller requests occupancy after closing and the sale is contingent upon the seller obtaining approval for their new home purchase. Don't miss this wonderful opportunity to own a cute and affordable home with room to grow!

Key facts

• Generous yard
• Unfinished basement
• Detached garage

Tags

• UNFINISHED BASEMENT
• DETACHED GARAGE
• GENEROUS YARD
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 garage space); On-street parking available; Assigned parking; Lighted parking area
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Built with block basement
• Exterior features: Porch; Fenced yard; Lot dimensions approximately 65 x 160 (0.24 acre)

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Gas range/oven available
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Basement with block construction
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 7.9% 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; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 10y 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 $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1949 — 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. 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?
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: 1.03% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $106,560
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6935 Oldham St	0.19mi	2/1.0	687 (-5%)	9mo	$45,900	$67	76
6739 Marvin St	0.43mi	2/1.0	702 (-2%)	10mo	$135,000	$192	67
6466 Burr St	0.69mi	2/1.0	709 (-2%)	10mo	$105,000	$148	57
6420 BURR St	0.72mi	2/1.0	709 (-2%)	13mo	$94,000	$133	53
6420 Burr St	0.72mi	2/1.0	709 (-2%)	13mo	$94,000	$133	53
6521 Buck St	0.73mi	2/1.0	672 (-7%)	21mo	$105,000	$156	37
6465 Bailey St	0.67mi	2/1.0	798 (+11%)	20mo	$150,000	$188	34

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-7,247
• Equity at exit: $19,369

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $19,250
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $176

Break-even live

Break-even rent $1,115

Max offer price $129,900

Occupancy floor 82%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.84mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.97mi
6477 Westpoint St Taylor, MI	1.0	1.0	650	$900	$1.38	5d	1	0.98mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	1.00mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $129,900 Pending 4 DOM
2. 2026-06-01
   days on market $129,900 Active 3 DOM
3. 2026-05-31
   days on market $129,900 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: $1,749 · $146/mo
• Projected year-2 tax: $1,875 · $156/mo
• Expected delta: +$126/yr (+$10/mo · 7.2%)

ⓘ 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: $16,051
• − Mortgage interest: −$7,276
• − Property taxes: −$1,749
• − Insurance: −$650
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,779
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,101/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

+100.2% since first listed

32 events — show timeline

• 2026-05-29 Listed $129,900 MiRealSource-MiMLS
• 2026-05-29 Listed $129,900 REALCOMP
• 2020-01-09 Sold (Public Records) $64,900 Public Records
• 2019-12-06 Sold (MLS) $64,900 MiRealSource-MiMLS
• 2019-12-06 Sold (MLS) $64,900 REALCOMP
• 2019-10-30 Pending — MiRealSource-MiMLS
• 2019-10-30 Pending — REALCOMP
• 2019-07-11 Listed $64,900 MiRealSource-MiMLS
• 2019-07-11 Listed $64,900 REALCOMP
• 2016-11-29 Listing Removed — REALCOMP
• 2016-11-29 Listing Removed — MiRealSource-MiMLS
• 2016-09-10 Relisted — MiRealSource-MiMLS
• 2016-09-10 Relisted — REALCOMP
• 2016-08-05 Pending — MiRealSource-MiMLS
• 2016-08-05 Pending — REALCOMP
• 2016-06-28 Listed $50,000 MiRealSource-MiMLS
• 2016-06-28 Listed $50,000 REALCOMP
• 2016-04-22 Listing Removed — MiRealSource-MiMLS
• 2016-04-21 Listing Removed — REALCOMP
• 2016-04-07 Price Changed $59,900 MiRealSource-MiMLS
• 2016-04-07 Listed $59,900 MiRealSource-MiMLS
• 2016-04-06 Listing Removed — REALCOMP
• 2016-04-06 Listed $59,900 REALCOMP
• 2016-03-31 Price Changed $59,900 REALCOMP
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $64,900 MiRealSource-MiMLS
• 2016-02-12 Listed $64,900 REALCOMP
• 2016-02-12 Listing Removed — REALCOMP
• 2016-02-12 Listing Removed — MiRealSource-MiMLS
• 2016-02-05 Price Changed $64,900 REALCOMP
• 2016-01-12 Listed $79,900 REALCOMP
• 2016-01-12 Listed $64,900 MiRealSource-MiMLS

Property tax history

-1.0%/yr

Latest (2025): $1,749 · -12.4% YoY. Source: county tax records.