8257 Oak St · Taylor, MI 48180

$125,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 6 Days on market

Built 1955 5,663 sqft lot Est $130k · at est.

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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 +25.0/30.0
• ARV discount +9.1/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• 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

Nice 2 bedroom home located in a quiet neighborhood. Updated kitchen with Granite counter tops with subway tile backsplash. New furnace and air conditioner in 2020. All appliances stay including washer and dryer. The City inspection is scheduled. "AS IS"

Key facts

• New furnace
• New air conditioner
• All appliances stay

Tags

• UPDATED KITCHEN
• GRANITE COUNTER TOPS
• SUBWAY TILE BACKSPLASH
• NEW FURNACE
• NEW AIR CONDITIONER
• ALL APPLIANCES STAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.9% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $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 ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1955 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $129,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8303 Birch St	0.13mi	3/1.0 (+1)	754 (0%)	2mo	$110,000	$146	87
8034 Elm St	0.16mi	2/1.0	768 (+2%)	4mo	$87,000	$113	87
8025 Oak St	0.17mi	2/1.0	725 (-4%)	4mo	$90,000	$124	82
8094 Elm St	0.11mi	3/1.0 (+1)	720 (-4%)	7mo	$155,000	$215	76
8026 Robert St	0.23mi	3/1.0 (+1)	816 (+8%)	7mo	$140,000	$172	65
7921 Pine St	0.24mi	3/1.0 (+1)	832 (+10%)	6mo	$143,264	$172	61
24127 Wick Rd	0.63mi	2/1.0	728 (-3%)	8mo	$140,000	$192	59
7166 Pardee Rd	0.52mi	2/1.0	850 (+13%)	1mo	$73,000	$86	54
7140 Elm St	0.52mi	3/1.0 (+1)	851 (+13%)	3mo	$165,000	$194	47
6864 Cornell St	0.70mi	3/1.0 (+1)	832 (+10%)	2mo	$95,000	$114	43
6849 Cornell St St	0.70mi	3/1.0 (+1)	864 (+15%)	6mo	$150,000	$174	33
6832 Cornell St	0.73mi	3/1.0 (+1)	864 (+15%)	6mo	$114,000	$132	32

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-290
• Equity at exit: $18,638

10-year hold

• IRR: 11.3%
• Equity multiple: 1.96×
• Total profit: $33,574
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$656
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $271

Break-even live

Break-even rent $1,055

Max offer price $125,000

Occupancy floor 76%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	0.27mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,565	$1.78	1d	8	0.54mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	1d	3	0.75mi
6477 Westpoint St Taylor, MI	1.0	1.0	650	$900	$1.38	4d	1	0.98mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	1d	1	1.30mi

Listing history 17 events

1. 2026-04-20
   status Pending 264-char remark

   Show marketing remark (264 chars)

   Nice 2 bedroom home located in a quiet neighborhood. Updated kitchen with Granite counter tops with subway tile backsplash. New furnace and air conditioner in 2020. All appliances stay including washer and dryer. The City inspection is scheduled. "AS IS"

2. 2026-04-20
   status Pending

   Show marketing remark (264 chars)

   Nice 2 bedroom home located in a quiet neighborhood. Updated kitchen with Granite counter tops with subway tile backsplash. New furnace and air conditioner in 2020. All appliances stay including washer and dryer. The City inspection is scheduled. "AS IS"

3. 2026-04-14
   listed $125,000 Active 264-char remark

   Show marketing remark (264 chars)

   Nice 2 bedroom home located in a quiet neighborhood. Updated kitchen with Granite counter tops with subway tile backsplash. New furnace and air conditioner in 2020. All appliances stay including washer and dryer. The City inspection is scheduled. "AS IS"

4. 2026-04-14
   listed $125,000 Active

   Show marketing remark (264 chars)

   Nice 2 bedroom home located in a quiet neighborhood. Updated kitchen with Granite counter tops with subway tile backsplash. New furnace and air conditioner in 2020. All appliances stay including washer and dryer. The City inspection is scheduled. "AS IS"

5. 2020-12-16
   soldstatus $70,000
6. 2020-11-20
   soldstatus $70,000 Sold 55-char remark

   Show marketing remark (55 chars)

   SOLD SOLD SOLD PREVIOUSLY LISTED UNDER PREVIOUS BROKER.

7. 2020-11-20
   soldstatus $70,000 Closed

   Show marketing remark (55 chars)

   SOLD SOLD SOLD PREVIOUSLY LISTED UNDER PREVIOUS BROKER.

8. 2020-11-18
   status Pending

   Show marketing remark (55 chars)

   SOLD SOLD SOLD PREVIOUSLY LISTED UNDER PREVIOUS BROKER.

9. 2020-11-18
   status Pending 55-char remark

   Show marketing remark (55 chars)

   SOLD SOLD SOLD PREVIOUSLY LISTED UNDER PREVIOUS BROKER.

10. 2020-11-13
    listed $69,000 Active 55-char remark

    Show marketing remark (55 chars)

    SOLD SOLD SOLD PREVIOUSLY LISTED UNDER PREVIOUS BROKER.

11. 2020-11-13
    listed $69,000 Active

    Show marketing remark (55 chars)

    SOLD SOLD SOLD PREVIOUSLY LISTED UNDER PREVIOUS BROKER.

12. 2020-11-11
    historical
13. 2020-03-18
    status Pending
14. 2020-03-18
    status Pending
15. 2020-03-16
    historical
16. 2020-03-12
    listed $69,000 Active
17. 2020-03-12
    listed $69,000 Active

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$206/yr (+$17/mo · 13.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,775
• − Mortgage interest: −$7,002
• − Property taxes: −$1,513
• − Insurance: −$625
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,636
• Taxable income: $1,315
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,933/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

+81.2% since first listed

17 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-14 Listed $125,000 REALCOMP
• 2026-04-14 Listed $125,000 MiRealSource-MiMLS
• 2020-12-16 Sold (Public Records) $70,000 Public Records
• 2020-11-20 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2020-11-20 Sold (MLS) $70,000 REALCOMP
• 2020-11-18 Pending — MiRealSource-MiMLS
• 2020-11-18 Pending — REALCOMP
• 2020-11-13 Listed $69,000 MiRealSource-MiMLS
• 2020-11-13 Listed $69,000 REALCOMP
• 2020-11-11 Listing Removed — REALCOMP
• 2020-03-18 Pending — MiRealSource-MiMLS
• 2020-03-18 Pending — REALCOMP
• 2020-03-16 Listing Removed — MiRealSource-MiMLS
• 2020-03-12 Listed $69,000 MiRealSource-MiMLS
• 2020-03-12 Listed $69,000 REALCOMP

Property tax history

+0.6%/yr

Latest (2025): $1,513 · -12.1% YoY. Source: county tax records.