21144 Pinecrest St · Taylor, MI 48180

$119,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 51 Days on market

Built 1948 6,534 sqft lot $112/sqft · 29% below area Est $170k · 29% 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

CLEAN 3 BED 1 BATH COLONIAL! READY TO MOVE INTO! LARGE FENCED BACKYARD, WONDERFUL LOCATION, AND SO MUCH MORE! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

Key facts

• 6,534 sq ft lot
• Built 1948
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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); 281 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 22y 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 $50k; list at $120k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1948 — 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: 1.32% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $169,577
• List price: $119,900
• Delta: -29.29%
• 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
21144 Pinecrest St	0.00mi	3/1.0	1,074 (0%)	1mo	$135,000	$126	99
6731 Harding St	0.11mi	3/1.0	1,001 (-7%)	5mo	$184,000	$184	79
6671 Mayfair St	0.42mi	3/1.0	1,020 (-5%)	1mo	$162,500	$159	71
6812 Polk St	0.21mi	2/1.0 (-1)	1,179 (+10%)	2mo	$165,000	$140	67
6785 Pelham Rd	0.67mi	3/1.0	1,060 (-1%)	0mo	$122,000	$115	66
7235 Mortenview Dr	0.26mi	3/1.0	946 (-12%)	4mo	$169,900	$180	65
6789 Ziegler St	0.60mi	3/1.0	1,039 (-3%)	5mo	$165,000	$159	62
8003 Roosevelt St	0.66mi	3/1.0	1,029 (-4%)	1mo	$195,000	$190	62
20233 Pinecrest St	0.51mi	4/1.0 (+1)	1,015 (-6%)	3mo	$170,000	$167	60
7713 Jackson St	0.68mi	3/1.0	1,023 (-5%)	5mo	$174,000	$170	56
7866 Dudley St	0.52mi	3/1.0	957 (-11%)	5mo	$172,900	$181	54
8019 Roosevelt St	0.67mi	3/1.0	957 (-11%)	3mo	$175,100	$183	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: 8.1%
• Equity multiple: 1.32×
• Total profit: $10,857
• Equity at exit: $17,877

10-year hold

• IRR: 18.9%
• Equity multiple: 2.72×
• Total profit: $57,723
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$629
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $427

Break-even live

Break-even rent $1,047

Max offer price $119,900

Occupancy floor 68%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	17d	1	1.16mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	1.22mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	1d	1	1.22mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	1d	1	1.23mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	10d	1	1.24mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	4d	1	1.26mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	21d	1	1.32mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	1d	1	1.33mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	1d	1	1.36mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	10d	1	1.36mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	43d	1	1.42mi

Listing history 49 events

1. 2026-05-15
   historical Accepting Backup Offers 217-char remark

   Show marketing remark (217 chars)

   CLEAN 3 BED 1 BATH COLONIAL! READY TO MOVE INTO! LARGE FENCED BACKYARD, WONDERFUL LOCATION, AND SO MUCH MORE! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

2. 2026-05-15
   historical Active Under Contract 217-char remark

   Show marketing remark (217 chars)

   CLEAN 3 BED 1 BATH COLONIAL! READY TO MOVE INTO! LARGE FENCED BACKYARD, WONDERFUL LOCATION, AND SO MUCH MORE! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

3. 2026-04-02
   listed $119,900 Active 217-char remark

   Show marketing remark (217 chars)

   CLEAN 3 BED 1 BATH COLONIAL! READY TO MOVE INTO! LARGE FENCED BACKYARD, WONDERFUL LOCATION, AND SO MUCH MORE! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

4. 2026-04-02
   listed $119,900 Active 217-char remark

   Show marketing remark (217 chars)

   CLEAN 3 BED 1 BATH COLONIAL! READY TO MOVE INTO! LARGE FENCED BACKYARD, WONDERFUL LOCATION, AND SO MUCH MORE! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

5. 2026-03-30
   historical
6. 2026-03-30
   historical
7. 2026-03-27
   listed $119,900 Active
8. 2026-03-27
   listed $119,900 Active
9. 2026-03-13
   status Pending
10. 2026-03-13
    status Pending
11. 2026-03-06
    historical Accepting Backup Offers
12. 2026-03-06
    historical Active Under Contract
13. 2026-03-06
    historical
14. 2026-03-06
    historical
15. 2026-02-20
    listed $119,900 Active
16. 2026-02-20
    listed $119,900 Active
17. 2022-12-30
    historical
18. 2022-12-30
    historical
19. 2022-08-17
    listed $109,900 Active
20. 2022-08-17
    listed $109,900 Active
21. 2005-08-05
    soldstatus $49,500
22. 2005-08-05
    soldstatus $49,500
23. 2005-07-15
    historical
24. 2005-07-13
    listed $53,000
25. 2005-07-13
    historical
26. 2005-06-18
    listed $53,000
27. 2005-06-18
    historical
28. 2005-06-13
    listed $55,900
29. 2005-06-13
    historical
30. 2005-05-27
    listed $55,900
31. 2005-05-27
    historical
32. 2005-05-18
    listed $58,500
33. 2005-05-18
    historical
34. 2005-04-20
    listed $61,900
35. 2005-04-20
    historical
36. 2005-04-11
    listed $65,000
37. 2005-04-11
    historical
38. 2005-03-18
    listed $65,000
39. 2005-03-18
    historical
40. 2005-03-17
    listed $68,500
41. 2005-03-17
    historical
42. 2005-02-19
    listed $68,500
43. 2005-02-19
    historical
44. 2005-01-07
    listed $72,000
45. 2005-01-07
    historical
46. 2004-11-29
    listed $53,000
47. 2004-11-29
    listed $72,000
48. 2004-11-03
    historical
49. 2004-08-06
    listed $72,000

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $1,813 · $151/mo
• Expected delta: +$34/yr (+$3/mo · 1.9%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,042
• − Mortgage interest: −$6,716
• − Property taxes: −$1,779
• − Insurance: −$600
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$3,488
• Taxable income: $3,413
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $4,301/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

+66.5% since first listed

49 events — show timeline

• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-15 Contingent — REALCOMP
• 2026-04-02 Listed $119,900 REALCOMP
• 2026-04-02 Listed $119,900 MiRealSource-MiMLS
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-03-30 Listing Removed — REALCOMP
• 2026-03-27 Listed $119,900 MiRealSource-MiMLS
• 2026-03-27 Listed $119,900 REALCOMP
• 2026-03-13 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — REALCOMP
• 2026-03-06 Contingent — MiRealSource-MiMLS
• 2026-03-06 Contingent — REALCOMP
• 2026-03-06 Listing Removed — REALCOMP
• 2026-03-06 Listing Removed — MiRealSource-MiMLS
• 2026-02-20 Listed $119,900 REALCOMP
• 2026-02-20 Listed $119,900 MiRealSource-MiMLS
• 2022-12-30 Listing Removed — MiRealSource-MiMLS
• 2022-12-30 Listing Removed — REALCOMP
• 2022-08-17 Listed $109,900 MiRealSource-MiMLS
• 2022-08-17 Listed $109,900 REALCOMP
• 2005-08-05 Sold (MLS) $49,500 REALCOMP
• 2005-08-05 Sold (MLS) $49,500 MiRealSource-MiMLS
• 2005-07-15 Listing Removed — MiRealSource-MiMLS
• 2005-07-13 Listing Removed — REALCOMP
• 2005-07-13 Listed $53,000 REALCOMP
• 2005-06-18 Listing Removed — REALCOMP
• 2005-06-18 Listed $53,000 REALCOMP
• 2005-06-13 Listing Removed — REALCOMP
• 2005-06-13 Listed $55,900 REALCOMP
• 2005-05-27 Listing Removed — REALCOMP
• 2005-05-27 Listed $55,900 REALCOMP
• 2005-05-18 Listing Removed — REALCOMP
• 2005-05-18 Listed $58,500 REALCOMP
• 2005-04-20 Listing Removed — REALCOMP
• 2005-04-20 Listed $61,900 REALCOMP
• 2005-04-11 Listing Removed — REALCOMP
• 2005-04-11 Listed $65,000 REALCOMP
• 2005-03-18 Listing Removed — REALCOMP
• 2005-03-18 Listed $65,000 REALCOMP
• 2005-03-17 Listing Removed — REALCOMP
• 2005-03-17 Listed $68,500 REALCOMP
• 2005-02-19 Listing Removed — REALCOMP
• 2005-02-19 Listed $68,500 REALCOMP
• 2005-01-07 Listing Removed — REALCOMP
• 2005-01-07 Listed $72,000 REALCOMP
• 2004-11-29 Listed $72,000 REALCOMP
• 2004-11-29 Listed $53,000 MiRealSource-MiMLS
• 2004-11-03 Listing Removed — REALCOMP
• 2004-08-06 Listed $72,000 REALCOMP

Property tax history

-6.7%/yr

Latest (2025): $1,779 · -29.1% YoY. Source: county tax records.