5852 Beech Daly Rd · Taylor, MI 48180

$135,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 45 Days on market

Built 1949 6,534 sqft lot $121/sqft · 10% below area Est $150k · 10% under

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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 +24.3/30.0
• ARV discount +11.9/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• 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

Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

Key facts

• Fenced in backyard
• Eat-in kitchen
• Jetted tub

Tags

• EAT-IN KITCHEN
• FENCED IN BACKYARD
• JETTED TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (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); 290 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $933 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y 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 $20k; list at $135k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1949 — 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: 1.10% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $149,644
• List price: $135,000
• Delta: -9.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25541 Hanover St	0.26mi	2/2.0 (-1)	1,092 (-2%)	3mo	$180,000	$165	73
5969 Fellrath St	0.18mi	2/1.0 (-1)	1,000 (-11%)	0mo	$125,000	$125	68
6304 Marvin St	0.32mi	3/1.0	1,008 (-10%)	2mo	$95,000	$94	67
5842 Janet Ave	0.13mi	2/1.5 (-1)	1,240 (+11%)	3mo	$127,000	$102	67
26214 Pennie St	0.46mi	2/1.0 (-1)	1,079 (-4%)	3mo	$130,000	$120	65
5367 Vivian St	0.49mi	3/1.0	1,044 (-7%)	3mo	$170,000	$163	64
6155 Princess St	0.64mi	4/1.0 (+1)	1,123 (+0%)	2mo	$179,900	$160	63
26396 Pennie St	0.57mi	2/1.0 (-1)	1,080 (-4%)	2mo	$95,000	$88	61
25513 Annapolis St	0.57mi	3/1.0	1,040 (-7%)	2mo	$152,000	$146	60
5936 Westlake St	0.49mi	3/1.0	1,001 (-11%)	3mo	$165,000	$165	57
6330 Hampden St	0.55mi	3/1.0	1,008 (-10%)	2mo	$149,900	$149	56
26333 Eton Ave	0.54mi	3/1.0	1,000 (-11%)	1mo	$95,000	$95	56

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,671
• Equity at exit: $20,129

10-year hold

• IRR: 10.4%
• Equity multiple: 1.88×
• Total profit: $33,224
• Equity at exit: $11,672

Cash invested: $37,800 (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: 290
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $272

Break-even live

Break-even rent $1,146

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $348	-5% $310	+0% $272	+5% $233	+10% $195
Rent	-10% $154	-5% $213	+0% $272	+5% $330	+10% $389
Rate	-1.0pp $340	-0.5pp $306	base $272	+0.5pp $237	+1.0pp $201

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	0d	1	0.58mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	0.67mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	0.75mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	0.85mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	0.93mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	0.94mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	45d	1	0.99mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	45d	1	1.01mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	45d	1	1.04mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.06mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	3d	1	1.10mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	16d	1	1.25mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	1.28mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	16d	1	1.29mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	1.32mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	0d	1	1.36mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	1.42mi

Listing history 25 events

1. 2026-05-18
   status Pending 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

2. 2026-05-18
   status Pending 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

3. 2026-05-05
   status Active 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

4. 2026-05-05
   status Active 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

5. 2026-04-25
   historical Accepting Backup Offers 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

6. 2026-04-25
   historical Active Under Contract 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

7. 2026-04-20
   status Active 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

8. 2026-04-20
   status Active 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

9. 2026-04-09
   historical Accepting Backup Offers 220-char remark

   Show marketing remark (220 chars)

   Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

10. 2026-04-09
    historical Active Under Contract 220-char remark

    Show marketing remark (220 chars)

    Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

11. 2026-04-03
    listed $135,000 Active 220-char remark

    Show marketing remark (220 chars)

    Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

12. 2026-04-03
    listed $135,000 Active 220-char remark

    Show marketing remark (220 chars)

    Spacious 3Bed/2Full Bath Bungalow. Nice size eat-in kitchen equipped with all appliances. Primary bedroom on main floor with its own spacious bath with jetted tub. Large fenced in backyard. Would be a Great starter home.

13. 2025-09-11
    historical $1,495
14. 2025-08-30
    listed $1,495
15. 2023-12-22
    historical $1,395
16. 2023-11-30
    listed $1,395
17. 2010-12-20
    soldstatus $19,900
18. 2010-10-28
    listed $19,900
19. 2010-06-29
    historical
20. 2009-12-23
    listed $24,900
21. 2009-12-19
    historical
22. 2009-12-18
    historical
23. 2008-12-18
    listed
24. 2008-12-18
    listed $59,900
25. 1999-10-21
    soldstatus $71,000

ⓘ 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: $1,698 · $141/mo
• Projected year-2 tax: $1,888 · $157/mo
• Expected delta: +$191/yr (+$16/mo · 11.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,883
• − Mortgage interest: −$7,562
• − Property taxes: −$1,698
• − Insurance: −$675
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,927
• Taxable income: $1,159
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,981/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

+90.1% since first listed

25 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-05-05 Relisted — REALCOMP
• 2026-04-25 Contingent — MiRealSource-MiMLS
• 2026-04-25 Contingent — REALCOMP
• 2026-04-20 Relisted — MiRealSource-MiMLS
• 2026-04-20 Relisted — REALCOMP
• 2026-04-09 Contingent — MiRealSource-MiMLS
• 2026-04-09 Contingent — REALCOMP
• 2026-04-03 Listed $135,000 REALCOMP
• 2026-04-03 Listed $135,000 MiRealSource-MiMLS
• 2025-09-11 Rental Removed $1,495 REALSOURCE
• 2025-08-30 Listed for Rent $1,495 REALSOURCE
• 2023-12-22 Rental Removed $1,395 REALSOURCE
• 2023-11-30 Listed for Rent $1,395 REALSOURCE
• 2010-12-20 Sold (MLS) $19,900 REALCOMP
• 2010-10-28 Listed $19,900 REALCOMP
• 2010-06-29 Listing Removed — REALCOMP
• 2009-12-23 Listed $24,900 REALCOMP
• 2009-12-19 Delisted — AAMLS
• 2009-12-18 Listing Removed — MiRealSource-MiMLS
• 2008-12-18 Listed $59,900 MiRealSource-MiMLS
• 2008-12-18 Listed — AAMLS
• 1999-10-21 Sold (Public Records) $71,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,698 · -9.3% YoY. Source: county tax records.