7965 Elm St · Taylor, MI 48180

$155,000

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 17 Days on market

Built 1957 5,663 sqft lot $144/sqft · 14% below area Est $181k · 14% under

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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 +19.2/30.0
• ARV discount +13.9/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• 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

3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

Key facts

• Manageable yard
• Spacious living room
• 5,663 sq ft lot

Tags

• DETACHED 2-CAR GARAGE
• MANAGEABLE YARD
• SPACIOUS LIVING ROOM
• WARM WOOD ACCENT WALL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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); 290 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 31% 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

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 24 sale attempts since 29y 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 $76k; list at $155k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $180,895
• List price: $155,000
• Delta: -14.31%
• 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
8248 Birch St	0.20mi	3/1.0	1,123 (+4%)	0mo	$181,900	$162	83
8339 Birch St	0.26mi	3/1.0	994 (-8%)	1mo	$142,000	$143	74
23628 Champaign St	0.22mi	3/1.0	949 (-12%)	4mo	$174,000	$183	67
8003 Roosevelt St	0.57mi	3/1.0	1,029 (-4%)	1mo	$195,000	$190	66
8278 Westpoint St	0.41mi	3/1.0	1,001 (-7%)	6mo	$95,000	$95	65
9255 Syracuse St	0.72mi	3/1.0	1,036 (-4%)	4mo	$169,000	$163	58
23760 Mary St	0.55mi	4/1.0 (+1)	990 (-8%)	2mo	$240,000	$242	54
8019 Roosevelt St	0.57mi	3/1.0	957 (-11%)	3mo	$175,100	$183	53
6587 Elm St	0.70mi	3/1.0	949 (-12%)	1mo	$165,000	$174	47
22324 Wohlfeil St	0.45mi	2/2.0 (-1)	948 (-12%)	5mo	$190,000	$200	47
7866 Dudley St	0.73mi	3/1.0	957 (-11%)	5mo	$172,900	$181	43
6516 Oak St	0.74mi	3/1.0	949 (-12%)	6mo	$126,000	$133	42

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-11,338
• Equity at exit: $23,111

10-year hold

• IRR: 4.9%
• Equity multiple: 1.39×
• Total profit: $16,999
• Equity at exit: $13,402

Cash invested: $43,400 (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: 290
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$813
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $168

Break-even live

Break-even rent $1,351

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $256	-5% $212	+0% $168	+5% $124	+10% $80
Rent	-10% $45	-5% $106	+0% $168	+5% $230	+10% $292
Rate	-1.0pp $246	-0.5pp $208	base $168	+0.5pp $128	+1.0pp $87

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	44d	1	0.20mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	0.67mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	0.96mi
23060 Bernard St Unit Upper Unit Taylor, MI	2.0	1.0	922	$1,400	$1.52	0d	1	1.50mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	2d	1	1.50mi
23060 Bernard St Taylor, MI	3.0	1.0	1086	$1,600	$1.47	0d	1	1.50mi

Listing history 50 events

1. 2026-05-08
   status Pending 561-char remark

   Show marketing remark (561 chars)

   3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

2. 2026-05-08
   status Pending 561-char remark

   Show marketing remark (561 chars)

   3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

3. 2026-05-04
   historical Active Under Contract 561-char remark

   Show marketing remark (561 chars)

   3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

4. 2026-05-04
   historical Accepting Backup Offers 561-char remark

   Show marketing remark (561 chars)

   3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

5. 2026-04-20
   listed $155,000 Active 561-char remark

   Show marketing remark (561 chars)

   3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

6. 2026-04-20
   listed $155,000 Active 561-char remark

   Show marketing remark (561 chars)

   3-bedroom ranch offering a functional layout and great everyday living. The home features a spacious living room with a warm wood accent wall that adds character and creates a natural separation between living and bedroom areas. Kitchen provides ample cabinet and counter space, with convenient access to the laundry area. All three bedrooms are comfortably sized with a centrally located full bathroom. Outside, enjoy a detached 2-car garage and a manageable yard, perfect for low-maintenance living. A great opportunity for owner-occupants or investors alike.

7. 2026-01-01
   historical
8. 2025-12-31
   historical
9. 2025-10-02
   price $164,000
10. 2025-10-02
    price $164,000
11. 2025-10-02
    price $164,000
12. 2025-06-16
    listed $169,000 Active
13. 2025-06-16
    listed $169,000 Active
14. 2020-03-28
    historical
15. 2020-03-28
    historical
16. 2020-03-11
    status Active
17. 2020-03-11
    status Pending
18. 2019-10-30
    price $98,500
19. 2019-10-30
    price $98,500
20. 2019-09-26
    listed $104,000 Active
21. 2019-09-26
    listed $104,000 Active
22. 2019-08-01
    historical
23. 2019-07-31
    historical
24. 2019-04-26
    listed $92,000 Active
25. 2019-04-26
    listed $92,000 Active
26. 2018-12-29
    historical
27. 2018-12-29
    historical
28. 2018-09-30
    listed $89,000 Active
29. 2018-09-30
    listed $89,000 Active
30. 2018-09-30
    historical
31. 2018-09-29
    historical
32. 2018-09-15
    listed $99,500 Active
33. 2018-09-15
    listed $99,500 Active
34. 2012-03-10
    historical
35. 2012-02-06
    historical
36. 2011-10-17
    listed $56,000
37. 2011-10-17
    listed $56,000
38. 2003-05-07
    historical
39. 2003-04-02
    historical
40. 2003-02-07
    listed $108,900
41. 2003-02-07
    listed $108,900
42. 2003-02-03
    listed $108,900
43. 2002-05-15
    historical
44. 2002-04-16
    listed $95,900
45. 1999-07-07
    historical
46. 1999-04-08
    listed $85,700
47. 1999-01-14
    historical
48. 1998-12-03
    listed $87,500
49. 1998-12-03
    historical
50. 1998-10-26
    listed $87,900

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,331 · $194/mo
• Expected delta: +$56/yr (+$5/mo · 2.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,763
• − Mortgage interest: −$8,682
• − Property taxes: −$2,276
• − Insurance: −$775
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,509
• Taxable loss: −$481
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $2,134/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

+106.9% since first listed

55 events — show timeline

• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-04-20 Listed $155,000 MiRealSource-MiMLS
• 2026-04-20 Listed $155,000 REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-31 Listing Removed — REALCOMP
• 2025-10-02 Price Changed $164,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $164,000 REALCOMP
• 2025-10-02 Price Changed $164,000 SW Michigan MLS
• 2025-06-16 Listed $169,000 REALCOMP
• 2025-06-16 Listed $169,000 MiRealSource-MiMLS
• 2020-03-28 Listing Removed — MiRealSource-MiMLS
• 2020-03-28 Listing Removed — REALCOMP
• 2020-03-11 Relisted — REALCOMP
• 2020-03-11 Pending — REALCOMP
• 2019-10-30 Price Changed $98,500 MiRealSource-MiMLS
• 2019-10-30 Price Changed $98,500 REALCOMP
• 2019-09-26 Listed $104,000 MiRealSource-MiMLS
• 2019-09-26 Listed $104,000 REALCOMP
• 2019-08-01 Listing Removed — REALCOMP
• 2019-07-31 Listing Removed — MiRealSource-MiMLS
• 2019-04-26 Listed $92,000 MiRealSource-MiMLS
• 2019-04-26 Listed $92,000 REALCOMP
• 2018-12-29 Listing Removed — MiRealSource-MiMLS
• 2018-12-29 Listing Removed — REALCOMP
• 2018-09-30 Listed $89,000 MiRealSource-MiMLS
• 2018-09-30 Listed $89,000 REALCOMP
• 2018-09-30 Listing Removed — REALCOMP
• 2018-09-29 Listing Removed — MiRealSource-MiMLS
• 2018-09-15 Listed $99,500 MiRealSource-MiMLS
• 2018-09-15 Listed $99,500 REALCOMP
• 2012-03-10 Listing Removed — MiRealSource-MiMLS
• 2012-02-06 Listing Removed — REALCOMP
• 2011-10-17 Listed $56,000 REALCOMP
• 2011-10-17 Listed $56,000 MiRealSource-MiMLS
• 2003-05-07 Listing Removed — MiRealSource-MiMLS
• 2003-04-02 Listing Removed — REALCOMP
• 2003-02-07 Listed $108,900 REALCOMP
• 2003-02-07 Listed $108,900 MiRealSource-MiMLS
• 2003-02-03 Listed $108,900 REALCOMP
• 2002-05-15 Listing Removed — MiRealSource-MiMLS
• 2002-04-16 Listed $95,900 MiRealSource-MiMLS
• 1999-07-07 Listing Removed — REALCOMP
• 1999-04-08 Listed $85,700 REALCOMP
• 1999-01-14 Listing Removed — REALCOMP
• 1998-12-03 Listing Removed — REALCOMP
• 1998-12-03 Listed $87,500 REALCOMP
• 1998-10-26 Listing Removed — REALCOMP
• 1998-10-26 Listed $87,900 REALCOMP
• 1998-10-07 Listed $89,900 REALCOMP
• 1998-03-07 Sold (Public Records) $75,900 Public Records
• 1997-11-07 Sold (MLS) $75,900 REALCOMP
• 1997-08-12 Listed $74,900 REALCOMP

Property tax history

+1.0%/yr

Latest (2025): $2,276 · -11.8% YoY. Source: county tax records.