6198 Princess St · Taylor, MI 48180

$125,000

3 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 147 Days on market

Built 1937 0.28 ac lot $93/sqft · 22% below area Est $160k · 22% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• 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

* * * OPEN HOUSE SAT, JAN 24TH FROM NOON-2PM * * * Welcome home to this spacious 3-bedroom, 2-bath ranch located on a desirable corner lot in Taylor. Offering 1,348 square feet of living space, this home features a functional layout with generously sized rooms and great potential throughout. The large living room provides plenty of space for relaxing or entertaining, while the kitchen offers ample cabinetry and flows into the dining area. All three bedrooms are well-proportioned, and the main bath is conveniently located on the main level. The full basement adds valuable additional space, ideal for storage, a workshop, or future finishing. Additional highlights include loft storage, an enclosed porch perfect for enjoying the seasons, and an attached 2-car garage for added convenience. Situated on a corner lot with a spacious yard, this home offers both privacy and outdoor space. Conveniently located near shopping, dining, and major roadways.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1937

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $864 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $50k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.19% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $159,572
• List price: $125,000
• Delta: -21.67%
• 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
6368 Hazel St	0.12mi	3/1.0	1,280 (-5%)	6mo	$74,550	$58	77
26215 Beverly Rd	0.41mi	3/1.5	1,396 (+4%)	3mo	$238,000	$170	70
6066 Duncan St	0.33mi	3/2.0	1,254 (-7%)	13mo	$200,000	$159	62
6303 Duncan St	0.35mi	3/1.5	1,200 (-11%)	8mo	$145,000	$121	57
5172 Hazel St	0.58mi	3/1.5	1,260 (-6%)	6mo	$155,000	$123	55
6211 Inkster Rd	0.34mi	4/1.0 (+1)	1,200 (-11%)	5mo	$165,000	$138	53
6140 Harold St	0.38mi	4/1.0 (+1)	1,248 (-7%)	10mo	$180,000	$144	53
5943 Fellrath St	0.51mi	3/2.0	1,458 (+8%)	14mo	$224,000	$154	51
5869 Marvin St	0.59mi	3/1.0	1,450 (+8%)	9mo	$195,000	$134	48
6110 Fellrath St	0.45mi	4/1.0 (+1)	1,440 (+7%)	15mo	$107,500	$75	46
5650 Sylvia St	0.40mi	3/1.0	1,161 (-14%)	11mo	$155,000	$134	45
27523 Powers St	0.72mi	4/2.0 (+1)	1,484 (+10%)	6mo	$187,000	$126	40

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,981
• Equity at exit: $18,638

10-year hold

• IRR: 14.8%
• Equity multiple: 2.30×
• Total profit: $45,441
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$656
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $351

Break-even live

Break-even rent $1,041

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $422	-5% $386	+0% $351	+5% $315	+10% $280
Rent	-10% $234	-5% $292	+0% $351	+5% $410	+10% $468
Rate	-1.0pp $414	-0.5pp $383	base $351	+0.5pp $318	+1.0pp $286

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	2d	1	0.82mi
25699 Pennie St Dearborn Heights, MI	3.0	1.0	1699	$1,600	$0.94	2d	1	0.94mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.04mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.05mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	1.30mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.38mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	1.42mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.44mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	1.44mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	1.47mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.49mi

Listing history 42 events

1. 2026-06-18
   days on market $125,000 Active 147 DOM
2. 2026-06-17
   days on market $125,000 Active 146 DOM
3. 2026-06-16
   days on market $125,000 Active 145 DOM
4. 2026-06-15
   days on market $125,000 Active 144 DOM
5. 2026-06-13
   days on market $125,000 Active 142 DOM
6. 2026-06-13
   days on market $125,000 Active 141 DOM
7. 2026-06-09
   days on market $125,000 Active 138 DOM
8. 2026-06-08
   days on market $125,000 Active 137 DOM
9. 2026-06-07
   days on market $125,000 Active 136 DOM
10. 2026-06-04
    days on market $125,000 Active 133 DOM
11. 2026-06-03
    days on market $125,000 Active 132 DOM
12. 2026-06-02
    days on market $125,000 Active 131 DOM
13. 2026-06-02
    price $125,000 Active 130 DOM
14. 2026-06-01
    days on market $160,000 Active 130 DOM
15. 2026-05-31
    days on market $160,000 Active 129 DOM
16. 2026-02-21
    price $160,000 960-char remark

    Show marketing remark (960 chars)

    * * * OPEN HOUSE SAT, JAN 24TH FROM NOON-2PM * * * Welcome home to this spacious 3-bedroom, 2-bath ranch located on a desirable corner lot in Taylor. Offering 1,348 square feet of living space, this home features a functional layout with generously sized rooms and great potential throughout. The large living room provides plenty of space for relaxing or entertaining, while the kitchen offers ample cabinetry and flows into the dining area. All three bedrooms are well-proportioned, and the main bath is conveniently located on the main level. The full basement adds valuable additional space, ideal for storage, a workshop, or future finishing. Additional highlights include loft storage, an enclosed porch perfect for enjoying the seasons, and an attached 2-car garage for added convenience. Situated on a corner lot with a spacious yard, this home offers both privacy and outdoor space. Conveniently located near shopping, dining, and major roadways.

17. 2026-02-20
    price $160,000 960-char remark

    Show marketing remark (960 chars)

    * * * OPEN HOUSE SAT, JAN 24TH FROM NOON-2PM * * * Welcome home to this spacious 3-bedroom, 2-bath ranch located on a desirable corner lot in Taylor. Offering 1,348 square feet of living space, this home features a functional layout with generously sized rooms and great potential throughout. The large living room provides plenty of space for relaxing or entertaining, while the kitchen offers ample cabinetry and flows into the dining area. All three bedrooms are well-proportioned, and the main bath is conveniently located on the main level. The full basement adds valuable additional space, ideal for storage, a workshop, or future finishing. Additional highlights include loft storage, an enclosed porch perfect for enjoying the seasons, and an attached 2-car garage for added convenience. Situated on a corner lot with a spacious yard, this home offers both privacy and outdoor space. Conveniently located near shopping, dining, and major roadways.

18. 2026-01-23
    listed $175,000 Active 960-char remark

    Show marketing remark (960 chars)

    * * * OPEN HOUSE SAT, JAN 24TH FROM NOON-2PM * * * Welcome home to this spacious 3-bedroom, 2-bath ranch located on a desirable corner lot in Taylor. Offering 1,348 square feet of living space, this home features a functional layout with generously sized rooms and great potential throughout. The large living room provides plenty of space for relaxing or entertaining, while the kitchen offers ample cabinetry and flows into the dining area. All three bedrooms are well-proportioned, and the main bath is conveniently located on the main level. The full basement adds valuable additional space, ideal for storage, a workshop, or future finishing. Additional highlights include loft storage, an enclosed porch perfect for enjoying the seasons, and an attached 2-car garage for added convenience. Situated on a corner lot with a spacious yard, this home offers both privacy and outdoor space. Conveniently located near shopping, dining, and major roadways.

19. 2026-01-23
    listed $175,000 Active 960-char remark

    Show marketing remark (960 chars)

    * * * OPEN HOUSE SAT, JAN 24TH FROM NOON-2PM * * * Welcome home to this spacious 3-bedroom, 2-bath ranch located on a desirable corner lot in Taylor. Offering 1,348 square feet of living space, this home features a functional layout with generously sized rooms and great potential throughout. The large living room provides plenty of space for relaxing or entertaining, while the kitchen offers ample cabinetry and flows into the dining area. All three bedrooms are well-proportioned, and the main bath is conveniently located on the main level. The full basement adds valuable additional space, ideal for storage, a workshop, or future finishing. Additional highlights include loft storage, an enclosed porch perfect for enjoying the seasons, and an attached 2-car garage for added convenience. Situated on a corner lot with a spacious yard, this home offers both privacy and outdoor space. Conveniently located near shopping, dining, and major roadways.

20. 2026-01-21
    historical $175,000 960-char remark

    Show marketing remark (960 chars)

    * * * OPEN HOUSE SAT, JAN 24TH FROM NOON-2PM * * * Welcome home to this spacious 3-bedroom, 2-bath ranch located on a desirable corner lot in Taylor. Offering 1,348 square feet of living space, this home features a functional layout with generously sized rooms and great potential throughout. The large living room provides plenty of space for relaxing or entertaining, while the kitchen offers ample cabinetry and flows into the dining area. All three bedrooms are well-proportioned, and the main bath is conveniently located on the main level. The full basement adds valuable additional space, ideal for storage, a workshop, or future finishing. Additional highlights include loft storage, an enclosed porch perfect for enjoying the seasons, and an attached 2-car garage for added convenience. Situated on a corner lot with a spacious yard, this home offers both privacy and outdoor space. Conveniently located near shopping, dining, and major roadways.

21. 2014-02-06
    soldstatus $50,000
22. 2013-11-21
    soldstatus $50,000
23. 2013-11-21
    soldstatus $50,000
24. 2013-08-17
    historical
25. 2013-08-17
    historical
26. 2013-08-08
    listed $48,990
27. 2013-08-08
    listed $48,990
28. 2012-01-10
    soldstatus $11,000
29. 2012-01-10
    soldstatus $11,000
30. 2012-01-06
    historical
31. 2012-01-06
    historical
32. 2011-08-17
    listed $19,900
33. 2011-08-17
    listed $19,900
34. 2009-07-10
    soldstatus $20,000
35. 2009-07-10
    soldstatus $20,000
36. 2009-06-29
    historical
37. 2009-06-04
    listed $22,900
38. 2009-06-04
    listed $22,900
39. 2008-11-26
    soldstatus $112,000
40. 2003-07-24
    soldstatus $112,000
41. 2003-02-17
    listed $112,000
42. 1991-08-09
    soldstatus $55,000

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$274/yr (+$23/mo · 19.9%)

ⓘ 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: $17,822
• − Mortgage interest: −$7,002
• − Property taxes: −$1,378
• − Insurance: −$625
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,636
• Taxable income: $2,329
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,651/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

+190.9% since first listed

27 events — show timeline

• 2026-02-21 Price Changed $160,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $160,000 REALCOMP
• 2026-01-23 Listed $175,000 MiRealSource-MiMLS
• 2026-01-23 Listed $175,000 REALCOMP
• 2026-01-21 Coming Soon $175,000 MiRealSource-MiMLS
• 2014-02-06 Sold (Public Records) $50,000 Public Records
• 2013-11-21 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2013-11-21 Sold (MLS) $50,000 REALCOMP
• 2013-08-17 Listing Removed — MiRealSource-MiMLS
• 2013-08-17 Listing Removed — REALCOMP
• 2013-08-08 Listed $48,990 MiRealSource-MiMLS
• 2013-08-08 Listed $48,990 REALCOMP
• 2012-01-10 Sold (MLS) $11,000 REALCOMP
• 2012-01-10 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2012-01-06 Listing Removed — REALCOMP
• 2012-01-06 Listing Removed — MiRealSource-MiMLS
• 2011-08-17 Listed $19,900 REALCOMP
• 2011-08-17 Listed $19,900 MiRealSource-MiMLS
• 2009-07-10 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2009-07-10 Sold (MLS) $20,000 REALCOMP
• 2009-06-29 Listing Removed — MiRealSource-MiMLS
• 2009-06-04 Listed $22,900 MiRealSource-MiMLS
• 2009-06-04 Listed $22,900 REALCOMP
• 2008-11-26 Sold (Public Records) $112,000 Public Records
• 2003-07-24 Sold (MLS) $112,000 REALCOMP
• 2003-02-17 Listed $112,000 REALCOMP
• 1991-08-09 Sold (Public Records) $55,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,378 · -15.7% YoY. Source: county tax records.