16053 Jackson St · Taylor, MI 48180

$160,000

3 bd · 1.0 ba · 1,013 sqft · SingleFamily public records · 52 Days on market

Built 1971 5,227 sqft lot Est $160k · 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

Key facts

• 5,227 sq ft lot
• Built 1971
• Listed 52 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Paved road access; Lot roughly 40 x 135 (0.12 acres); Ground-level entry

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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 $23k; list at $160k implies a 596% gain — meaningful room to come down on a strong offer.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $160,054
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16053 Jackson St	0.00mi	3/1.0	1,013 (0%)	1mo	$160,000	$158	99
16630 Jackson St	0.31mi	3/1.0	1,001 (-1%)	1mo	$165,000	$165	83
16053 Ziegler St	0.06mi	3/1.0	1,013 (0%)	17mo	$145,000	$143	83
16348 Ziegler St	0.16mi	2/1.0 (-1)	949 (-6%)	16mo	$100,000	$105	64
16651 Weddel St	0.32mi	3/1.0	1,074 (+6%)	22mo	$197,000	$183	57
15339 Flanders St	0.37mi	3/1.5	1,140 (+12%)	8mo	$130,000	$114	53
14920 Flanders St	0.65mi	3/1.0	1,056 (+4%)	13mo	$175,000	$166	52
15231 Allen Rd	0.43mi	3/1.0	912 (-10%)	20mo	$184,000	$202	47
16704 Weddel St	0.38mi	2/1.0 (-1)	1,150 (+14%)	18mo	$113,000	$98	40
14654 Huron St	0.69mi	2/1.0 (-1)	916 (-10%)	18mo	$130,000	$142	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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,299
• Equity at exit: $23,857

10-year hold

• IRR: 10.2%
• Equity multiple: 1.85×
• Total profit: $38,234
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $319

Break-even live

Break-even rent $1,298

Max offer price $160,000

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16167 Weddel St Taylor, MI	2.0–3.0	1.0	1064	$1,600	$1.50	1d	1	0.17mi
15027 Brookview Dr Riverview, MI	1.0–2.0	1.0	1020	$1,499	$1.47	1d	34	1.42mi

Listing history 23 events

1. 2026-05-14
   status Pending 544-char remark

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

2. 2026-05-14
   status Pending

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

3. 2026-04-13
   historical Accepting Backup Offers 544-char remark

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

4. 2026-04-13
   historical Active Under Contract

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

5. 2026-04-04
   price $160,000 544-char remark

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

6. 2026-04-03
   price $160,000
7. 2026-03-23
   listed $165,000 Active

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

8. 2026-03-23
   listed $165,000 Active 544-char remark

   Show marketing remark (544 chars)

   Turn-Key Ranch Living – Fully Updated & Move-In Ready! Step into this clean and thoughtfully updated 3-bedroom ranch, where easy, one-story living meets modern convenience. Perfect for those seeking a low-maintenance lifestyle, this home features a bright and airy layout with fresh finishes throughout. Fully equipped with all appliances, ensuring a seamless transition for the new owners. Each of the three bedrooms offers comfortable proportions and great natural light. Located in a quiet, established neighborhood.

9. 2010-12-22
   soldstatus $23,000 128-char remark

   Show marketing remark (128 chars)

   Three bedroom ranch. Corporate owned, being sold as is, no disclosures, addendums to be signed, buyers agent to verify all info.

10. 2010-12-15
    soldstatus $23,000
11. 2010-12-15
    soldstatus $23,000
12. 2010-11-26
    historical
13. 2010-11-07
    historical
14. 2010-11-07
    historical
15. 2010-11-06
    listed $24,900
16. 2010-11-06
    listed $24,900
17. 2010-10-18
    listed $27,000
18. 2010-10-18
    listed $27,000
19. 2010-10-18
    historical
20. 2010-10-18
    historical
21. 2010-08-24
    listed $24,900 128-char remark

    Show marketing remark (128 chars)

    Three bedroom ranch. Corporate owned, being sold as is, no disclosures, addendums to be signed, buyers agent to verify all info.

22. 2010-08-24
    listed $29,700

    Show marketing remark (128 chars)

    Three bedroom ranch. Corporate owned, being sold as is, no disclosures, addendums to be signed, buyers agent to verify all info.

23. 2010-08-24
    listed $29,700

    Show marketing remark (128 chars)

    Three bedroom ranch. Corporate owned, being sold as is, no disclosures, addendums to be signed, buyers agent to verify all info.

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,951 · $163/mo
• Expected delta: +$513/yr (+$43/mo · 35.6%)

ⓘ 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 ≥98°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: $20,429
• − Mortgage interest: −$8,962
• − Property taxes: −$1,438
• − Insurance: −$800
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,655
• Taxable income: $1,305
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,518/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

+542.6% since first listed

23 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-04-13 Contingent — MiRealSource-MiMLS
• 2026-04-13 Contingent — REALCOMP
• 2026-04-04 Price Changed $160,000 MiRealSource-MiMLS
• 2026-04-03 Price Changed $160,000 REALCOMP
• 2026-03-23 Listed $165,000 REALCOMP
• 2026-03-23 Listed $165,000 MiRealSource-MiMLS
• 2010-12-22 Sold (MLS) $23,000 REALCOMP
• 2010-12-15 Sold (MLS) $23,000 REALCOMP
• 2010-12-15 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2010-11-26 Listing Removed — MiRealSource-MiMLS
• 2010-11-07 Listing Removed — REALCOMP
• 2010-11-07 Listing Removed — MiRealSource-MiMLS
• 2010-11-06 Listed $24,900 REALCOMP
• 2010-11-06 Listed $24,900 MiRealSource-MiMLS
• 2010-10-18 Listing Removed — REALCOMP
• 2010-10-18 Listing Removed — MiRealSource-MiMLS
• 2010-10-18 Listed $27,000 REALCOMP
• 2010-10-18 Listed $27,000 MiRealSource-MiMLS
• 2010-08-24 Listed $29,700 REALCOMP
• 2010-08-24 Listed $29,700 MiRealSource-MiMLS
• 2010-08-24 Listed $24,900 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $1,438 · -8.8% YoY. Source: county tax records.