3788 Taylor St · Detroit, MI 48206

$36,000

3 bd · 1.5 ba · 1,600 sqft · SingleFamily public records · 41 Days on market

Built 1923 3,485 sqft lot $22/sqft · 54% below area ↓ 52% since listing

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with endless potential! This gutted property is a blank canvas ready for your vision and creativity. Ideal opportunity for a full renovation, flip, or rental investment. Bring this home back to life and add value in an up-and-coming Detroit neighborhood. Property is being sold as-is. Buyer/Agent to verify all information.

Key facts

• Gutted property
• Full renovation
• Rental investment

Tags

• GUTTED PROPERTY
• FULL RENOVATION
• RENTAL INVESTMENT
• UP-AND-COMING NEIGHBORHOOD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home with ground-level entry and steps
• Construction: Brick and vinyl siding construction; About 1,600 square feet above grade
• Exterior features: Paved road access; Lot approximately 0.08 acres (35 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 3 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.0% vs local median 10.2% in Detroit — 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 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/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 $249 of loan paydown is wiped out by about $1k 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 + 5.2% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 2.9% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,920 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.94% ✓
• Cap rate: 34.00%
• Cash-on-cash: 98.97%
• DSCR: 5.40
• GRM: 2.1

CMA / ARV

• ARV (median comp): $77,760
• List price: $36,000
• Delta: -53.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3781 Taylor St	0.03mi	4/1.0 (+1)	1,505 (-6%)	3mo	$39,500	$26	79
9390 Quincy St	0.30mi	3/2.0	1,686 (+5%)	0mo	$145,000	$86	75
2930 Taylor St	0.40mi	3/1.5	1,554 (-3%)	5mo	$46,000	$30	72
3284 Clairmount St	0.20mi	4/2.0 (+1)	1,714 (+7%)	9mo	$15,000	$9	64
2713 Carter St	0.52mi	3/1.0	1,568 (-2%)	7mo	$70,000	$45	64
3275 Collingwood St	0.65mi	4/1.5 (+1)	1,600 (0%)	2mo	$64,000	$40	63
2688 W Philadelphia St W	0.60mi	4/1.5 (+1)	1,564 (-2%)	3mo	$52,000	$33	61
2988 Montgomery St	0.64mi	3/1.5	1,619 (+1%)	9mo	$50,000	$31	61
3232 Montgomery Ave	0.59mi	3/2.5	1,494 (-7%)	2mo	$166,000	$111	56
4385 Pacific St	0.75mi	4/1.5 (+1)	1,595 (-0%)	6mo	$140,000	$88	54
4497 Vancouver St	0.64mi	3/1.5	1,412 (-12%)	1mo	$150,000	$106	50
3011 Virginia Park St	0.56mi	3/1.5	1,360 (-15%)	2mo	$35,000	$26	48

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.00×
• Total profit: $50,373
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 13.50×
• Total profit: $126,020
• Equity at exit: $3,113

Cash invested: $10,080 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$189
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $831

Break-even live

Break-even rent $367

Max offer price $36,000

Occupancy floor 36%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.12mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	0.21mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	0.25mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	16d	1	0.33mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	0.37mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.43mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.43mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	0.57mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	0.65mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	0.66mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	43d	1	0.66mi
4016 Hogarth St Unit 4018 Hogarth Lower Detroit, MI	2.0	1.0	1200	$1,100	$0.92	3d	1	0.68mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.69mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.71mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.73mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.74mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	0.74mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	0.75mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	0.78mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	0.80mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.80mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	1d	1	0.84mi
4566 Seebaldt St Detroit, MI	2.0	1.0	1200	$1,250	$1.04	21d	1	0.85mi
3012 Lothrop Detroit, MI	2.0	1.0	1800	$1,300	$0.72	2d	1	0.85mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.85mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	16d	1	0.86mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	0.87mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	0.87mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	0.88mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	0.93mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	0.96mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	4d	1	1.07mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	23d	1	1.08mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	43d	1	1.09mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	43d	1	1.10mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	1.12mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	14d	1	1.22mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	4d	1	1.23mi
6077 Linwood St Detroit, MI	2.0	1.0	1200	$2,000	$1.67	43d	1	1.31mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	43d	1	1.31mi

Listing history 29 events

1. 2026-06-18
   days on market $36,000 Active 41 DOM
2. 2026-06-17
   days on market $36,000 Active 40 DOM
3. 2026-06-15
   days on market $36,000 Active 38 DOM
4. 2026-06-13
   days on market $36,000 Active 36 DOM
5. 2026-06-13
   days on market $36,000 Active 35 DOM
6. 2026-06-09
   days on market $36,000 Active 32 DOM
7. 2026-06-08
   days on market $36,000 Active 31 DOM
8. 2026-06-07
   days on market $36,000 Active 30 DOM
9. 2026-06-04
   days on market $36,000 Active 27 DOM
10. 2026-06-03
    days on market $36,000 Active 26 DOM
11. 2026-06-02
    days on market $36,000 Active 25 DOM
12. 2026-06-01
    days on market $36,000 Active 24 DOM
13. 2026-05-31
    days on market $36,000 Active 23 DOM
14. 2026-05-08
    listed $36,000 Active 340-char remark

    Show marketing remark (340 chars)

    Investor special with endless potential! This gutted property is a blank canvas ready for your vision and creativity. Ideal opportunity for a full renovation, flip, or rental investment. Bring this home back to life and add value in an up-and-coming Detroit neighborhood. Property is being sold as-is. Buyer/Agent to verify all information.

15. 2026-05-08
    listed $36,000 Active 340-char remark

    Show marketing remark (340 chars)

    Investor special with endless potential! This gutted property is a blank canvas ready for your vision and creativity. Ideal opportunity for a full renovation, flip, or rental investment. Bring this home back to life and add value in an up-and-coming Detroit neighborhood. Property is being sold as-is. Buyer/Agent to verify all information.

16. 2008-04-14
    historical
17. 2008-01-16
    listed $4,950
18. 2008-01-10
    historical
19. 2008-01-10
    historical
20. 2007-07-16
    listed $11,900
21. 2007-06-29
    historical
22. 2007-03-29
    listed $11,900
23. 2007-03-29
    listed $34,500
24. 2005-06-16
    soldstatus $80,000
25. 2004-09-17
    historical
26. 2004-05-27
    listed $27,900
27. 2001-06-08
    soldstatus $31,900
28. 2000-11-11
    historical
29. 2000-05-11
    listed $74,900

ⓘ 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: $1,038 · $87/mo
• Projected year-2 tax: $1,038 · $87/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,037
• − Mortgage interest: −$2,017
• − Property taxes: −$1,038
• − Insurance: −$180
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$1,047
• Taxable income: $10,029
• Est. tax owed @ 24.0%: −$2,407
• After-tax cash flow: $7,569/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: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-51.9% since first listed

16 events — show timeline

• 2026-05-08 Listed $36,000 REALCOMP
• 2026-05-08 Listed $36,000 MiRealSource-MiMLS
• 2008-04-14 Listing Removed — MiRealSource-MiMLS
• 2008-01-16 Listed $4,950 MiRealSource-MiMLS
• 2008-01-10 Listing Removed — MiRealSource-MiMLS
• 2008-01-10 Listing Removed — REALCOMP
• 2007-07-16 Listed $11,900 REALCOMP
• 2007-06-29 Listing Removed — REALCOMP
• 2007-03-29 Listed $34,500 REALCOMP
• 2007-03-29 Listed $11,900 MiRealSource-MiMLS
• 2005-06-16 Sold (Public Records) $80,000 Public Records
• 2004-09-17 Listing Removed — REALCOMP
• 2004-05-27 Listed $27,900 REALCOMP
• 2001-06-08 Sold (Public Records) $31,900 Public Records
• 2000-11-11 Listing Removed — REALCOMP
• 2000-05-11 Listed $74,900 REALCOMP

Property tax history

+14.2%/yr

Latest (2025): $1,038 · +2.1% YoY. Source: county tax records.