8070 Westpoint St · Taylor, MI 48180

$99,000

2 bd · 1.0 ba · 855 sqft · SingleFamily public records · 55 Days on market

Built 1946 9,583 sqft lot $116/sqft · 37% below area Est $158k · 37% 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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.4/10.0
• DSCR +7.0/10.0
• 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 800+ sq. ft. brick bungalow, offering classic charm and endless potential. This spacious home features a generous layout with large living and dining areas. Several rooms provide flexible use for bedrooms, home office space, or future expansion. While the home does need some work, it presents a fantastic opportunity for investors, renovators, or anyone looking to add their personal touch. Situated on an extra large lot with a detached garage. With its size, layout, and garage, this bungalow is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

Key facts

• Brick bungalow
• Extra large lot
• Detached garage

Tags

• BRICK BUNGALOW
• LARGE LIVING AND DINING AREAS
• FLEXIBLE USE FOR BEDROOMS
• DETACHED GARAGE
• EXTRA LARGE LOT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Entry at ground level with steps
• Construction: Aluminum siding; Slab foundation; Built area above grade: 855 square feet
• Exterior features: Paved road access; Lot approximately 0.22 acres (80 x 120)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 5 total rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 5.0% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.44% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 5.8

CMA / ARV

• ARV (median comp): $158,215
• List price: $99,000
• Delta: -37.43%
• 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
7921 Pine St	0.25mi	3/1.0 (+1)	832 (-3%)	7mo	$143,264	$172	74
7166 Pardee Rd	0.58mi	2/1.0	850 (-1%)	1mo	$73,000	$86	71
7140 Elm St	0.51mi	3/1.0 (+1)	851 (-0%)	3mo	$165,000	$194	68
8034 Elm St	0.32mi	2/1.0	768 (-10%)	4mo	$87,000	$113	65
23628 Champaign St	0.18mi	3/1.0 (+1)	949 (+11%)	4mo	$174,000	$183	65
6864 Cornell St	0.54mi	3/1.0 (+1)	832 (-3%)	2mo	$95,000	$114	64
6849 Cornell St St	0.56mi	3/1.0 (+1)	864 (+1%)	6mo	$150,000	$174	62
6832 Cornell St	0.57mi	3/1.0 (+1)	864 (+1%)	6mo	$114,000	$132	61
8026 Robert St	0.44mi	3/1.0 (+1)	816 (-5%)	7mo	$140,000	$172	61
6672 Madison St	0.72mi	3/1.0 (+1)	864 (+1%)	5mo	$185,000	$214	56
8303 Birch St	0.43mi	3/1.0 (+1)	754 (-12%)	2mo	$110,000	$146	53
7205 Cherokee St	0.68mi	3/1.5 (+1)	960 (+12%)	1mo	$170,000	$177	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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-3,197
• Equity at exit: $14,761

10-year hold

• IRR: 9.4%
• Equity multiple: 1.81×
• Total profit: $22,566
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$519
• Tax from tax record: −$410 /mo · $4,915/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $155

Break-even live

Break-even rent $1,228

Max offer price $99,000

Occupancy floor 84%

Sensitivity live

Price	-10% $509	-5% $475	+0% $155	+5% $127	+10% $99
Rent	-10% $43	-5% $99	+0% $155	+5% $211	+10% $268
Rate	-1.0pp $205	-0.5pp $180	base $155	+0.5pp $129	+1.0pp $103

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.22mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	0.31mi
6477 Westpoint St Taylor, MI	1.0	1.0	650	$900	$1.38	6d	1	0.87mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	0.89mi
23060 Bernard St Taylor, MI	3.0	1.0	1086	$1,600	$1.47	0d	1	1.44mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	3d	1	1.44mi
23060 Bernard St Unit Upper Unit Taylor, MI	2.0	1.0	922	$1,400	$1.52	0d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $99,000 Active 55 DOM
2. 2026-06-18
   days on market $99,000 Active 52 DOM
3. 2026-06-17
   days on market $99,000 Active 51 DOM
4. 2026-06-16
   days on market $99,000 Active 50 DOM
5. 2026-06-15
   days on market $99,000 Active 49 DOM
6. 2026-06-13
   days on market $99,000 Active 47 DOM
7. 2026-06-13
   days on market $99,000 Active 46 DOM
8. 2026-06-09
   days on market $99,000 Active 43 DOM
9. 2026-06-08
   days on market $99,000 Active 42 DOM
10. 2026-06-07
    days on market $99,000 Active 41 DOM
11. 2026-06-04
    days on market $99,000 Active 38 DOM
12. 2026-06-03
    days on market $99,000 Active 37 DOM
13. 2026-06-02
    days on market $99,000 Active 36 DOM
14. 2026-06-01
    days on market $99,000 Active 35 DOM
15. 2026-05-31
    days on market $99,000 Active 34 DOM
16. 2026-04-27
    listed $99,000 Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to this 800+ sq. ft. brick bungalow, offering classic charm and endless potential. This spacious home features a generous layout with large living and dining areas. Several rooms provide flexible use for bedrooms, home office space, or future expansion. While the home does need some work, it presents a fantastic opportunity for investors, renovators, or anyone looking to add their personal touch. Situated on an extra large lot with a detached garage. With its size, layout, and garage, this bungalow is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

17. 2026-04-27
    listed $99,000 Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to this 800+ sq. ft. brick bungalow, offering classic charm and endless potential. This spacious home features a generous layout with large living and dining areas. Several rooms provide flexible use for bedrooms, home office space, or future expansion. While the home does need some work, it presents a fantastic opportunity for investors, renovators, or anyone looking to add their personal touch. Situated on an extra large lot with a detached garage. With its size, layout, and garage, this bungalow is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

ⓘ 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: $4,915 · $410/mo
• Projected year-2 tax: $4,915 · $410/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,089
• − Mortgage interest: −$5,546
• − Property taxes: −$4,915
• − Insurance: −$495
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,880
• Taxable income: $519
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $1,736/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

2 events — show timeline

• 2026-04-27 Listed $99,000 REALCOMP
• 2026-04-27 Listed $99,000 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2025): $4,915 · +107.4% YoY. Source: county tax records.