9700 Pine St · Taylor, MI 48180

$57,500

1 bd · 1.0 ba · 604 sqft · Condo · 13 Days on market

Built 2009 Fair condition $615/mo HOA

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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).

• 1% rule +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.2/5.0
• DSCR +2.1/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This is a wonderful opportunity to own a charming starter home or comfortable retirement residence in the well-maintained Bradford Cooperative community. This ranch style cooperative unit offers approximately 604 sq. ft. of thoughtfully designed living space, featuring 1 bedroom and 1 full bath. The home boasts refinished wood flooring, fresh paint throughout. All appliances are included, with a washer and dryer conveniently located in the basement. Community amenities include new playground equipment for younger residents, a large playground area, and scenic walking paths through a private wooded setting. Residents also enjoy access to electric vehicle charging stations and exclusive clubhouse rentals. The monthly carrying charge of $615 includes gas, water, city taxes, lawn care, maintenance services, and snow removal. Cash sale only - no loans, mortgages, or payment plans permitted. Proof of funds is required prior to scheduling a showing. All sizes are approximate; buyers to verify. Please remove shoes or use provided shoe coverings during showings.

Key facts

• Fresh paint
• Washer and dryer
• Scenic walking paths

Tags

• REFINISHED WOOD FLOORING
• FRESH PAINT
• WASHER AND DRYER
• LARGE PLAYGROUND AREA
• SCENIC WALKING PATHS

Property features AI

Finance

• Other: Directions: Telegraph N to Haig, right onto Haig, then right on Pine, then next right into parking lot; Cross street: Pine and Haig
• HOA & community: Homeowners association with monthly fee of $615

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: One-story residential stock cooperative; Construction: aluminum siding and brick
• Construction: Aluminum siding and brick construction
• Exterior features: Paved road access; Pets allowed

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Ground-level entry

🏢 Co-op / cooperative unit. The $57,500 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (14.5% below list).
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $49k (14.5% below list) — sets the bar for cash-flow.

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: Kinyon Elementary School (math 15% / reading 24%, grade F, #1,091 of 1,397 statewide, top 79%, 411 students, 82% FRL); Robert J West Middle School (math 12% / reading 32%, grade F, #408 of 493 statewide, top 84%, 641 students, 68% FRL); Taylor High School (math 37% / reading 52%, grade F, #214 of 713 statewide, top 36%, 1,394 students, 66% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 289 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $398 of loan paydown is wiped out by about $2k 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.
• 2 sale attempts 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: HOA is 51% of rent.

Recommended offer $49,160 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.10% ✓
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 4.0

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: -17.1%
• Equity multiple: 0.36×
• Total profit: $-10,238
• Equity at exit: $8,573

10-year hold

• IRR: -1.5%
• Equity multiple: 0.88×
• Total profit: $-1,991
• Equity at exit: $4,972

Cash invested: $16,100 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$615
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-58

Break-even live

Break-even rent $1,281

Max offer price $49,160

Occupancy floor 100%

Sensitivity live

Price	-10% $-18	-5% $-38	+0% $-58	+5% $-78	+10% $-97
Rent	-10% $-153	-5% $-105	+0% $-58	+5% $-10	+10% $38
Rate	-1.0pp $-29	-0.5pp $-43	base $-58	+0.5pp $-73	+1.0pp $-88

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: $14,375
• Closing costs: $1,725
• 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	$1,140	$1.30	0d	7	0.73mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	0.99mi
12555 Pine St Taylor, MI	1.0–3.0	1.0–1.5	830	$1,100	$1.33	0d	1	1.50mi

HOA detail condo

• Monthly dues: $615 · $7,380/yr
• Likely covers: watergaselectriclandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-21
   days on market $57,500 Active 13 DOM
2. 2026-06-18
   days on market $57,500 Active 10 DOM
3. 2026-06-17
   days on market $57,500 Active 9 DOM
4. 2026-06-16
   days on market $57,500 Active 8 DOM
5. 2026-06-15
   days on market $57,500 Active 7 DOM
6. 2026-06-13
   days on market $57,500 Active 5 DOM
7. 2026-06-13
   days on market $57,500 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark

   Show marketing remark (1085 chars)

   Welcome home! This is a wonderful opportunity to own a charming starter home or comfortable retirement residence in the well-maintained Bradford Cooperative community. This ranch style cooperative unit offers approximately 604 sq. ft. of thoughtfully designed living space, featuring 1 bedroom and 1 full bath. The home boasts refinished wood flooring, fresh paint throughout. All appliances are included, with a washer and dryer conveniently located in the basement. Community amenities include new playground equipment for younger residents, a large playground area, and scenic walking paths through a private wooded setting. Residents also enjoy access to electric vehicle charging stations and exclusive clubhouse rentals. The monthly carrying charge of $615 includes gas, water, city taxes, lawn care, maintenance services, and snow removal. Cash sale only - no loans, mortgages, or payment plans permitted. Proof of funds is required prior to scheduling a showing. All sizes are approximate; buyers to verify. Please remove shoes or use provided shoe coverings during showings.

9. 2026-06-08
   listed $57,500 Active 1 DOM

   Show marketing remark (1085 chars)

   Welcome home! This is a wonderful opportunity to own a charming starter home or comfortable retirement residence in the well-maintained Bradford Cooperative community. This ranch style cooperative unit offers approximately 604 sq. ft. of thoughtfully designed living space, featuring 1 bedroom and 1 full bath. The home boasts refinished wood flooring, fresh paint throughout. All appliances are included, with a washer and dryer conveniently located in the basement. Community amenities include new playground equipment for younger residents, a large playground area, and scenic walking paths through a private wooded setting. Residents also enjoy access to electric vehicle charging stations and exclusive clubhouse rentals. The monthly carrying charge of $615 includes gas, water, city taxes, lawn care, maintenance services, and snow removal. Cash sale only - no loans, mortgages, or payment plans permitted. Proof of funds is required prior to scheduling a showing. All sizes are approximate; buyers to verify. Please remove shoes or use provided shoe coverings during showings.

ⓘ 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: $14,502
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − HOA: −$7,380
• − Depreciation: −$1,673
• Taxable loss: −$1,242
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $-394/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and appeal to buyers. Key areas for improvement include exterior siding, kitchen cabinets, and bathroom fixtures.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Kitchen cabinets — Appears dated
• Moderate Bathroom fixtures — Appears dated
• Moderate Paint — Faded in some areas

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal
• Resale Floor refinishing — Refinished wood flooring improves aesthetics
• Resale Kitchen appliance replacement — Modern appliances attract more buyers
• Resale Bathroom updates — Fresh fixtures and tile improve functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Kitchen cabinets · Appears dated	Moderate	$3,000–15,000
Bathroom fixtures · Appears dated	Moderate	$3,000–15,000
Paint · Faded in some areas	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal ↑
• Resale Floor refinishing — Refinished wood flooring improves aesthetics ↑
• Resale Kitchen appliance replacement — Modern appliances attract more buyers ↑
• Resale Bathroom updates — Fresh fixtures and tile improve functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $57,500 MiRealSource-MiMLS
• 2026-06-08 Listed $57,500 REALCOMP