22931 Champaign St · Taylor, MI 48180

$169,900

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 12 Days on market

Built 1955 5,227 sqft lot Est $183k · 7% 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 +13.4/30.0
• ARV discount +10.7/15.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• 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

A darling three bedroom brick ranch! Living room offers an electric fireplace built in with stone accent. Perfect openness to living room the Dining area can entertain enough area for entertaining. Full basement for additional space for living, let your imagination go wild! The Seller is working on the new city inspection. Above ground pool needs to be moved due to overhead wires, buyer(s) to assume or the Seller can remove. Two car detached garage, near parks, schools, shopping and restaurants. East of Pardee and just north of Wick. Come Home today!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $2 ($27/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 $157k (7.4% below list).
• Recommended offer: $157k (7.4% below list) — sets the bar for 1% rule.

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; 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 8y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $157,375 (7.4% below list)

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. 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: 0.93% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $182,817
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8339 Birch St	0.19mi	3/1.0	994 (-0%)	1mo	$142,000	$143	90
8003 Roosevelt St	0.37mi	3/1.0	1,029 (+3%)	1mo	$195,000	$190	77
8019 Roosevelt St	0.37mi	3/1.0	957 (-4%)	3mo	$175,100	$183	73
23628 Champaign St	0.39mi	3/1.0	949 (-5%)	4mo	$174,000	$183	70
8248 Birch St	0.19mi	3/1.0	1,123 (+12%)	0mo	$181,900	$162	70
22324 Wohlfeil St	0.19mi	2/2.0 (-1)	948 (-5%)	5mo	$190,000	$200	70
23760 Mary St	0.58mi	4/1.0 (+1)	990 (-1%)	2mo	$240,000	$242	65
22021 Rosemary St	0.75mi	3/1.0	980 (-2%)	1mo	$210,000	$214	61
9255 Syracuse St	0.67mi	3/1.0	1,036 (+4%)	4mo	$169,000	$163	60
9360 Pine St	0.72mi	3/1.0	1,036 (+4%)	2mo	$140,000	$135	58
7166 Pardee Rd	0.46mi	2/1.0 (-1)	850 (-15%)	1mo	$73,000	$86	48
7140 Elm St	0.53mi	3/1.0	851 (-15%)	3mo	$165,000	$194	48

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: -13.9%
• Equity multiple: 0.49×
• Total profit: $-24,258
• Equity at exit: $25,333

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-7,599
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$891
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $2

Break-even live

Break-even rent $1,571

Max offer price $169,900

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $50	+0% $2	+5% $-46	+10% $-94
Rent	-10% $-122	-5% $-60	+0% $2	+5% $64	+10% $127
Rate	-1.0pp $88	-0.5pp $45	base $2	+0.5pp $-42	+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: $42,475
• Closing costs: $5,097
• 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	0.47mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	0.78mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	0.79mi
23060 Bernard St Unit Upper Unit Taylor, MI	2.0	1.0	922	$1,400	$1.52	0d	1	1.28mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	2d	1	1.28mi
23060 Bernard St Taylor, MI	3.0	1.0	1086	$1,600	$1.47	0d	1	1.28mi

Listing history 33 events

1. 2025-03-17
   historical
2. 2025-02-03
   listed $190,000
3. 2024-12-17
   status Pending
4. 2024-11-22
   status Pending

   Show marketing remark (556 chars)

   A darling three bedroom brick ranch! Living room offers an electric fireplace built in with stone accent. Perfect openness to living room the Dining area can entertain enough area for entertaining. Full basement for additional space for living, let your imagination go wild! The Seller is working on the new city inspection. Above ground pool needs to be moved due to overhead wires, buyer(s) to assume or the Seller can remove. Two car detached garage, near parks, schools, shopping and restaurants. East of Pardee and just north of Wick. Come Home today!

5. 2024-11-22
   status Pending 556-char remark

   Show marketing remark (556 chars)

   A darling three bedroom brick ranch! Living room offers an electric fireplace built in with stone accent. Perfect openness to living room the Dining area can entertain enough area for entertaining. Full basement for additional space for living, let your imagination go wild! The Seller is working on the new city inspection. Above ground pool needs to be moved due to overhead wires, buyer(s) to assume or the Seller can remove. Two car detached garage, near parks, schools, shopping and restaurants. East of Pardee and just north of Wick. Come Home today!

6. 2024-11-10
   listed $169,900 Active

   Show marketing remark (556 chars)

   A darling three bedroom brick ranch! Living room offers an electric fireplace built in with stone accent. Perfect openness to living room the Dining area can entertain enough area for entertaining. Full basement for additional space for living, let your imagination go wild! The Seller is working on the new city inspection. Above ground pool needs to be moved due to overhead wires, buyer(s) to assume or the Seller can remove. Two car detached garage, near parks, schools, shopping and restaurants. East of Pardee and just north of Wick. Come Home today!

7. 2024-11-10
   listed $169,900 Active 556-char remark

   Show marketing remark (556 chars)

   A darling three bedroom brick ranch! Living room offers an electric fireplace built in with stone accent. Perfect openness to living room the Dining area can entertain enough area for entertaining. Full basement for additional space for living, let your imagination go wild! The Seller is working on the new city inspection. Above ground pool needs to be moved due to overhead wires, buyer(s) to assume or the Seller can remove. Two car detached garage, near parks, schools, shopping and restaurants. East of Pardee and just north of Wick. Come Home today!

8. 2018-07-31
   soldstatus $129,900
9. 2018-07-17
   soldstatus $129,900 Sold
10. 2018-07-17
    soldstatus $129,900 Closed
11. 2018-06-05
    status Pending
12. 2018-06-05
    status Pending
13. 2018-05-22
    historical
14. 2018-05-22
    listed $129,900 Active
15. 2018-05-22
    listed $129,900 Active
16. 2018-05-10
    status Pending
17. 2018-05-10
    status Pending
18. 2018-05-10
    historical
19. 2018-05-03
    historical
20. 2018-05-03
    listed $129,900 Active
21. 2018-05-03
    listed $129,900 Active
22. 2018-04-26
    status Pending
23. 2018-04-26
    status Pending
24. 2018-04-26
    historical
25. 2018-04-16
    listed $129,900 Active
26. 2018-04-16
    listed $129,900 Active
27. 2018-02-13
    soldstatus $65,500
28. 2018-02-08
    soldstatus $65,000 Sold
29. 2018-02-08
    soldstatus $65,000 Closed
30. 2018-01-15
    status Pending
31. 2018-01-15
    status Pending
32. 2018-01-09
    listed $61,500 Active
33. 2018-01-09
    listed $61,500 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: $3,351 · $279/mo
• Projected year-2 tax: $3,351 · $279/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 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: $18,885
• − Mortgage interest: −$9,517
• − Property taxes: −$3,351
• − Insurance: −$850
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$4,943
• Taxable loss: −$2,797
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $698/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

+208.9% since first listed

33 events — show timeline

• 2025-03-17 Listing Removed — REALCOMP
• 2025-02-03 Listed $190,000 REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-11-22 Pending — REALCOMP
• 2024-11-22 Pending — MiRealSource-MiMLS
• 2024-11-10 Listed $169,900 MiRealSource-MiMLS
• 2024-11-10 Listed $169,900 REALCOMP
• 2018-07-31 Sold (Public Records) $129,900 Public Records
• 2018-07-17 Sold (MLS) $129,900 MiRealSource-MiMLS
• 2018-07-17 Sold (MLS) $129,900 REALCOMP
• 2018-06-05 Pending — MiRealSource-MiMLS
• 2018-06-05 Pending — REALCOMP
• 2018-05-22 Listing Removed — REALCOMP
• 2018-05-22 Listed $129,900 MiRealSource-MiMLS
• 2018-05-22 Listed $129,900 REALCOMP
• 2018-05-10 Pending — MiRealSource-MiMLS
• 2018-05-10 Pending — REALCOMP
• 2018-05-10 Listing Removed — MiRealSource-MiMLS
• 2018-05-03 Listing Removed — REALCOMP
• 2018-05-03 Listed $129,900 MiRealSource-MiMLS
• 2018-05-03 Listed $129,900 REALCOMP
• 2018-04-26 Pending — MiRealSource-MiMLS
• 2018-04-26 Pending — REALCOMP
• 2018-04-26 Listing Removed — MiRealSource-MiMLS
• 2018-04-16 Listed $129,900 MiRealSource-MiMLS
• 2018-04-16 Listed $129,900 REALCOMP
• 2018-02-13 Sold (Public Records) $65,500 Public Records
• 2018-02-08 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2018-02-08 Sold (MLS) $65,000 REALCOMP
• 2018-01-15 Pending — MiRealSource-MiMLS
• 2018-01-15 Pending — REALCOMP
• 2018-01-09 Listed $61,500 MiRealSource-MiMLS
• 2018-01-09 Listed $61,500 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $3,351 · -8.1% YoY. Source: county tax records.