15163 Beech Daly Rd · Taylor, MI 48180

$165,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 79 Days on market

Built 1939 0.33 ac lot $128/sqft · at area comps Est $166k · at est.

---

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 +23.0/30.0
• ARV discount +7.9/15.0
• DSCR +7.4/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Homeowners — looking for incredible value in Taylor without breaking the bank? This beautifully renovated, move-in-ready ranch sits on a spacious double lot and offers both comfort and affordability. Why continue renting when you can own a home like this with a low monthly payment? Perfect for owner-occupants or investors alike, this property also presents an excellent opportunity for a quality rental in a high-demand, stable neighborhood. Conveniently located near Taylor School District, including Harry S. Truman High School, the home is also just minutes from major shopping and dining along Telegraph Road and the popular Southland Center. Outdoor lovers will appreciate nearby Heritage Park, offering trails, recreation, and green space. Don’t miss your chance—schedule your showing today!

Key facts

• Heritage park
• Double lot
• 0.33 acre lot

Tags

• DOUBLE LOT
• TAYLOR SCHOOL DISTRICT
• HERITAGE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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 $26k; list at $165k implies a 535% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $166,492
• List price: $165,000
• Delta: -0.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15679 Gulley St	0.35mi	3/1.0	1,321 (+3%)	6mo	$240,000	$182	74
15409 Westlake St	0.50mi	3/1.5	1,298 (+1%)	2mo	$262,000	$202	72
15424 Hampden St	0.49mi	3/1.0	1,317 (+2%)	9mo	$212,000	$161	66
15648 Michael St	0.36mi	3/1.5	1,400 (+9%)	1mo	$235,000	$168	66
15425 Leader	0.44mi	3/1.5	1,381 (+7%)	8mo	$240,400	$174	59
15078 Oldham St	0.10mi	4/2.5 (+1)	1,428 (+11%)	10mo	$230,000	$161	58
14529 Harold St	0.42mi	2/2.0 (-1)	1,382 (+7%)	4mo	$174,900	$127	56
14634 Mcguire St	0.30mi	3/1.0	1,100 (-15%)	10mo	$193,000	$175	53
25046 Chestnut St	0.64mi	3/1.5	1,407 (+9%)	0mo	$252,500	$179	52
14711 Mcguire St	0.25mi	4/1.0 (+1)	1,110 (-14%)	12mo	$190,000	$171	50
24652 Orchard St	0.65mi	3/1.5	1,222 (-5%)	13mo	$220,000	$180	48
25095 Darin St	0.48mi	2/2.0 (-1)	1,160 (-10%)	8mo	$197,900	$171	46

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,735
• Equity at exit: $24,602

10-year hold

• IRR: 8.9%
• Equity multiple: 1.74×
• Total profit: $34,035
• Equity at exit: $14,266

Cash invested: $46,200 (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: $1,707 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$121 /mo · $1,447/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $294

Break-even live

Break-even rent $1,335

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $165,000 Active 79 DOM
2. 2026-06-17
   days on market $165,000 Active 78 DOM
3. 2026-06-16
   days on market $165,000 Active 77 DOM
4. 2026-06-15
   days on market $165,000 Active 76 DOM
5. 2026-06-13
   days on market $165,000 Active 74 DOM
6. 2026-06-13
   days on market $165,000 Active 73 DOM
7. 2026-06-09
   days on market $165,000 Active 70 DOM
8. 2026-06-08
   days on market $165,000 Active 69 DOM
9. 2026-06-07
   days on market $165,000 Active 68 DOM
10. 2026-06-04
    days on market $165,000 Active 65 DOM
11. 2026-06-03
    days on market $165,000 Active 64 DOM
12. 2026-06-02
    days on market $165,000 Active 63 DOM
13. 2026-06-01
    days on market $165,000 Active 62 DOM
14. 2026-05-31
    days on market $165,000 Active 61 DOM
15. 2026-03-30
    listed $165,000 Active 818-char remark

    Show marketing remark (803 chars)

    Homeowners - looking for incredible value in Taylor without breaking the bank? This beautifully renovated, move-in-ready ranch sits on a spacious double lot and offers both comfort and affordability. Why continue renting when you can own a home like this with a low monthly payment? Perfect for owner-occupants or investors alike, this property also presents an excellent opportunity for a quality rental in a high-demand, stable neighborhood. Conveniently located near Taylor School District, including Harry S. Truman High School, the home is also just minutes from major shopping and dining along Telegraph Road and the popular Southland Center. Outdoor lovers will appreciate nearby Heritage Park, offering trails, recreation, and green space. Don't miss your chance - schedule your showing today!

16. 2026-03-30
    listed $165,000 Active 803-char remark

    Show marketing remark (803 chars)

    Homeowners - looking for incredible value in Taylor without breaking the bank? This beautifully renovated, move-in-ready ranch sits on a spacious double lot and offers both comfort and affordability. Why continue renting when you can own a home like this with a low monthly payment? Perfect for owner-occupants or investors alike, this property also presents an excellent opportunity for a quality rental in a high-demand, stable neighborhood. Conveniently located near Taylor School District, including Harry S. Truman High School, the home is also just minutes from major shopping and dining along Telegraph Road and the popular Southland Center. Outdoor lovers will appreciate nearby Heritage Park, offering trails, recreation, and green space. Don't miss your chance - schedule your showing today!

17. 2012-06-15
    soldstatus $26,000
18. 2012-06-15
    soldstatus $26,000
19. 2012-06-15
    soldstatus $26,000
20. 2012-06-15
    soldstatus $26,000
21. 2012-05-31
    historical
22. 2012-05-31
    historical
23. 2012-05-31
    historical
24. 2012-01-16
    listed $28,000
25. 2012-01-16
    listed $28,000
26. 2012-01-11
    listed $28,000
27. 2012-01-11
    listed $28,000
28. 2005-10-13
    soldstatus $105,000
29. 2005-08-05
    soldstatus $105,000
30. 2005-04-30
    historical
31. 2004-09-14
    listed $105,900
32. 2004-09-14
    listed $105,900
33. 2004-07-20
    listed $105,900

ⓘ 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: $1,447 · $121/mo
• Projected year-2 tax: $1,994 · $166/mo
• Expected delta: +$547/yr (+$46/mo · 37.8%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,480
• − Mortgage interest: −$9,243
• − Property taxes: −$1,447
• − Insurance: −$825
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,800
• Taxable income: $889
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $3,311/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

+55.8% since first listed

19 events — show timeline

• 2026-03-30 Listed $165,000 MiRealSource-MiMLS
• 2026-03-30 Listed $165,000 REALCOMP
• 2012-06-15 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2012-06-15 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2012-06-15 Sold (MLS) $26,000 REALCOMP
• 2012-06-15 Sold (MLS) $26,000 REALCOMP
• 2012-05-31 Listing Removed — MiRealSource-MiMLS
• 2012-05-31 Listing Removed — MiRealSource-MiMLS
• 2012-05-31 Listing Removed — REALCOMP
• 2012-01-16 Listed $28,000 MiRealSource-MiMLS
• 2012-01-16 Listed $28,000 REALCOMP
• 2012-01-11 Listed $28,000 MiRealSource-MiMLS
• 2012-01-11 Listed $28,000 REALCOMP
• 2005-10-13 Sold (Public Records) $105,000 Public Records
• 2005-08-05 Sold (MLS) $105,000 REALCOMP
• 2005-04-30 Listing Removed — MiRealSource-MiMLS
• 2004-09-14 Listed $105,900 REALCOMP
• 2004-09-14 Listed $105,900 MiRealSource-MiMLS
• 2004-07-20 Listed $105,900 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $1,447 · -78.7% YoY. Source: county tax records.