16031 Beech Daly Rd · Taylor, MI 48180

$40,000

3 bd · 2.0 ba · 1,600 sqft · MultiFamily · 229 Days on market

Built 2017 Good condition $25/sqft · 83% below area ↓ 59% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Beautiful 3-bedroom, 2-bath home built in 2017 offering modern comfort and affordable living! This well-maintained single-family mobile home features an open-concept layout, spacious living room, and a bright kitchen with plenty of cabinetry and newer appliances. The primary suite includes a private full bath and large closet, while two additional bedrooms and another full bath provide room for family or guests. Enjoy low-maintenance living in a convenient location close to shopping, schools, and major roads. Move-in ready and packed with value - come see 16031 Beech Daly Road today! * * Lot rent is currently $704

Key facts

• Bright kitchen
• Large closet
• Private full bath

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• BRIGHT KITCHEN
• PRIVATE FULL BATH
• LARGE CLOSET
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.0% 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; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $3k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.33% ✓
• Cap rate: 39.02%
• Cash-on-cash: 116.87%
• DSCR: 6.20
• GRM: 1.9

CMA / ARV

• ARV (median comp): $231,917
• List price: $40,000
• Delta: -82.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.9% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.93×
• Total profit: $66,390
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 15.44×
• Total profit: $161,758
• Equity at exit: $3,458

Cash invested: $11,200 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $1,091

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 32%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $40,000 Active 229 DOM
2. 2026-06-17
   days on market $40,000 Active 228 DOM
3. 2026-06-16
   days on market $40,000 Active 227 DOM
4. 2026-06-15
   days on market $40,000 Active 226 DOM
5. 2026-06-13
   days on market $40,000 Active 224 DOM
6. 2026-06-13
   days on market $40,000 Active 223 DOM
7. 2026-06-09
   days on market $40,000 Active 220 DOM
8. 2026-06-08
   days on market $40,000 Active 219 DOM
9. 2026-06-07
   days on market $40,000 Active 218 DOM
10. 2026-06-04
    days on market $40,000 Active 215 DOM
11. 2026-06-03
    days on market $40,000 Active 214 DOM
12. 2026-06-02
    days on market $40,000 Active 213 DOM
13. 2026-06-01
    days on market $40,000 Active 212 DOM
14. 2026-05-31
    days on market $40,000 Active 211 DOM
15. 2026-01-30
    price $40,000 625-char remark

    Show marketing remark (625 chars)

    Beautiful 3-bedroom, 2-bath home built in 2017 offering modern comfort and affordable living! This well-maintained single-family mobile home features an open-concept layout, spacious living room, and a bright kitchen with plenty of cabinetry and newer appliances. The primary suite includes a private full bath and large closet, while two additional bedrooms and another full bath provide room for family or guests. Enjoy low-maintenance living in a convenient location close to shopping, schools, and major roads. Move-in ready and packed with value - come see 16031 Beech Daly Road today! * * Lot rent is currently $704

16. 2026-01-29
    price $40,000 630-char remark

    Show marketing remark (630 chars)

    Beautiful 3-bedroom, 2-bath home built in 2017 offering modern comfort and affordable living! This well-maintained single-family mobile home features an open-concept layout, spacious living room, and a bright kitchen with plenty of cabinetry and newer appliances. The primary suite includes a private full bath and large closet, while two additional bedrooms and another full bath provide room for family or guests. Enjoy low-maintenance living in a convenient location close to shopping, schools, and major roads. Move-in ready and packed with value — come see 16031 Beech Daly Road today! * * Lot rent is currently $704

17. 2025-11-01
    listed $43,000 Active 630-char remark

    Show marketing remark (625 chars)

    Beautiful 3-bedroom, 2-bath home built in 2017 offering modern comfort and affordable living! This well-maintained single-family mobile home features an open-concept layout, spacious living room, and a bright kitchen with plenty of cabinetry and newer appliances. The primary suite includes a private full bath and large closet, while two additional bedrooms and another full bath provide room for family or guests. Enjoy low-maintenance living in a convenient location close to shopping, schools, and major roads. Move-in ready and packed with value - come see 16031 Beech Daly Road today! * * Lot rent is currently $704

18. 2025-11-01
    listed $43,000 Active 625-char remark

    Show marketing remark (625 chars)

    Beautiful 3-bedroom, 2-bath home built in 2017 offering modern comfort and affordable living! This well-maintained single-family mobile home features an open-concept layout, spacious living room, and a bright kitchen with plenty of cabinetry and newer appliances. The primary suite includes a private full bath and large closet, while two additional bedrooms and another full bath provide room for family or guests. Enjoy low-maintenance living in a convenient location close to shopping, schools, and major roads. Move-in ready and packed with value - come see 16031 Beech Daly Road today! * * Lot rent is currently $704

19. 2024-07-16
    historical
20. 2024-07-16
    historical
21. 2024-07-16
    historical
22. 2024-07-02
    price $77,000
23. 2024-07-02
    price $77,000
24. 2024-06-25
    price $82,000
25. 2024-06-24
    price $82,000
26. 2024-06-15
    price $85,000
27. 2024-06-14
    price $85,000
28. 2024-06-05
    price $90,000
29. 2024-06-04
    price $90,000
30. 2024-05-24
    listed $97,000 Active
31. 2024-05-24
    listed $97,000 Active
32. 2024-05-24
    listed $77,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,768
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$1,164
• Taxable income: $13,241
• Est. tax owed @ 24.0%: −$3,178
• After-tax cash flow: $9,912/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready, single-family mobile home offers a good condition with modern amenities and a good location.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Resale Replace carpet with hardwood — Improves aesthetic and value
• Resale Replace kitchen appliances — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Resale Replace carpet with hardwood — Improves aesthetic and value ↑
• Resale Replace kitchen appliances — Modernizes kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-58.8% since first listed

18 events — show timeline

• 2026-01-30 Price Changed $40,000 MiRealSource-MiMLS
• 2026-01-29 Price Changed $40,000 REALCOMP
• 2025-11-01 Listed $43,000 REALCOMP
• 2025-11-01 Listed $43,000 MiRealSource-MiMLS
• 2024-07-16 Listing Removed — MiRealSource-MiMLS
• 2024-07-16 Listing Removed — MiRealSource-MiMLS
• 2024-07-16 Listing Removed — REALCOMP
• 2024-07-02 Price Changed $77,000 MiRealSource-MiMLS
• 2024-07-02 Price Changed $77,000 REALCOMP
• 2024-06-25 Price Changed $82,000 MiRealSource-MiMLS
• 2024-06-24 Price Changed $82,000 REALCOMP
• 2024-06-15 Price Changed $85,000 MiRealSource-MiMLS
• 2024-06-14 Price Changed $85,000 REALCOMP
• 2024-06-05 Price Changed $90,000 MiRealSource-MiMLS
• 2024-06-04 Price Changed $90,000 REALCOMP
• 2024-05-24 Listed $77,000 MiRealSource-MiMLS
• 2024-05-24 Listed $97,000 MiRealSource-MiMLS
• 2024-05-24 Listed $97,000 REALCOMP