8435 Clippert St · Taylor, MI 48180

$174,500

3 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 12 Days on market

Built 1956 6,098 sqft lot Est $191k · 9% under

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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).

• Cash flow +15.7/30.0
• ARV discount +11.4/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• 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

Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

Key facts

• Covered front porch
• Newer furnace
• Fenced yard

Tags

• COVERED FRONT PORCH
• FENCED YARD
• PARTIALLY FINISHED BASEMENT
• DETACHED GARAGE
• NEWER FURNACE
• NEWER A C

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water service; Public sewer service
• Home design: Single-family residence; One story
• Construction: Aluminum siding and brick exterior
• Exterior features: Public water; Public sewer; Lot dimensions approximately 50 x 122; Lot about 0.14 acres

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Partially finished basement; Six total rooms
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $78 ($933/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (11.4% below list).
• Recommended offer: $155k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.4% in Taylor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Blair Moody Elementary School (math 30% / reading 50%, grade F, #603 of 1,397 statewide, top 43%, 350 students, 81% FRL); Robert J West Middle School (math 12% / reading 32%, grade F, #408 of 493 statewide, top 84%, 641 students, 68% FRL).
• Market conditions: Rents rising fast (+4.9%/yr); 289 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% 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.

Negotiation context

• Only 12 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,542 (11.4% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $190,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8910 Mason St	0.22mi	3/1.0	1,053 (-0%)	5mo	$145,000	$138	85
20548 Lockwood St	0.38mi	3/1.0	1,053 (-0%)	3mo	$135,000	$128	79
8003 Roosevelt St	0.40mi	3/1.0	1,029 (-2%)	1mo	$195,000	$190	76
20812 Wick Rd	0.42mi	3/1.0	1,100 (+4%)	3mo	$155,000	$141	70
8019 Roosevelt St	0.40mi	3/1.0	957 (-9%)	3mo	$175,100	$183	64
7866 Dudley St	0.37mi	3/1.0	957 (-9%)	5mo	$172,900	$181	63
20234 Champaign St	0.59mi	3/1.0	1,104 (+5%)	2mo	$181,900	$165	63
22021 Rosemary St	0.60mi	3/1.0	980 (-7%)	1mo	$210,000	$214	59
7713 Jackson St	0.72mi	3/1.0	1,023 (-3%)	5mo	$174,000	$170	57
7235 Mortenview Dr	0.57mi	3/1.0	946 (-10%)	4mo	$169,900	$180	53
22324 Wohlfeil St	0.48mi	2/2.0 (-1)	948 (-10%)	5mo	$190,000	$200	48
9223 Roosevelt St	0.49mi	3/2.0	1,200 (+14%)	4mo	$219,000	$183	47

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: -11.3%
• Equity multiple: 0.58×
• Total profit: $-20,332
• Equity at exit: $26,019

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,449
• Equity at exit: $15,088

Cash invested: $48,860 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$915
• Tax from tax record: −$155 /mo · $1,864/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $78

Break-even live

Break-even rent $1,447

Max offer price $174,500

Occupancy floor 90%

Sensitivity live

Price	-10% $176	-5% $127	+0% $78	+5% $28	+10% $-21
Rent	-10% $-44	-5% $17	+0% $78	+5% $139	+10% $200
Rate	-1.0pp $166	-0.5pp $122	base $78	+0.5pp $32	+1.0pp $-14

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: $43,625
• Closing costs: $5,235
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	14d	1	1.08mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	1.11mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	1.11mi
10019 Allen Pointe Dr Allen Park, MI	2.0	1.5	796	$1,055	$1.33	14d	1	1.15mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	4d	1	1.39mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	3d	1	1.41mi
23060 Bernard St Taylor, MI	3.0	1.0	1086	$1,600	$1.47	1d	1	1.41mi
23060 Bernard St Unit Upper Unit Taylor, MI	2.0	1.0	922	$1,400	$1.52	1d	1	1.41mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	1.44mi

Listing history 6 events

1. 2026-05-01
   status Pending

   Show marketing remark (561 chars)

   Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

2. 2026-05-01
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

3. 2026-04-24
   historical Active Under Contract

   Show marketing remark (561 chars)

   Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

4. 2026-04-24
   historical Keep Showing-Contgcy Appl 561-char remark

   Show marketing remark (561 chars)

   Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

5. 2026-04-19
   listed $174,500 Active

   Show marketing remark (561 chars)

   Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

6. 2026-04-19
   listed $174,500 Active 561-char remark

   Show marketing remark (561 chars)

   Welcome to this solid 3-bedroom, 1-bath brick ranch with great bones and tons of potential. Enjoy the covered front porch and a fenced yard, perfect for relaxing or entertaining. Inside offers a functional layout plus a partially finished basement for extra living space. Detached garage adds convenience, and the newer furnace and A/C take care of the big-ticket items. Just needs a little updating to make it your own! Audio and video surveillance active onsite. Buyer to assume a few City repairs- DTE is replacing the sidewalk. Schedule your showing today!!

ⓘ 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: $1,864 · $155/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$411/yr (+$34/mo · 22.1%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,545
• − Mortgage interest: −$9,775
• − Property taxes: −$1,864
• − Insurance: −$872
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,076
• Taxable loss: −$2,010
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,415/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

+0.0% since first listed

6 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-24 Contingent — REALCOMP
• 2026-04-24 Contingent — MiRealSource-MiMLS
• 2026-04-19 Listed $174,500 REALCOMP
• 2026-04-19 Listed $174,500 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $1,864 · -12.0% YoY. Source: county tax records.