6469 Troy St · Taylor, MI 48180

$136,000

3 bd · 1.0 ba · 949 sqft · SingleFamily public records · 13 Days on market

Built 1968 4,792 sqft lot Est $143k · 5% 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 +24.7/30.0
• ARV discount +9.8/15.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• 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

Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

Key facts

• Move-in ready
• Updated bath
• One-floor living

Tags

• ONE-FLOOR LIVING
• UPDATED KITCHEN
• UPDATED BATH
• PEACEFUL LOW-TRAFFIC ROAD
• QUICK ACCESS TO I-94
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Cap rate 8.8% 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 at typical pace (median 15d 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 $940 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $61k; list at $136k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $136,000

Questions for the listing agent

1. Built in 1968 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $143,299
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6469 Troy St	0.00mi	3/1.0	949 (0%)	1mo	$136,000	$143	99
6055 Bailey St	0.34mi	3/1.0	950 (+0%)	4mo	$145,000	$153	81
5952 Banner St	0.46mi	3/1.0	949 (0%)	0mo	$144,000	$152	78
7205 Cherokee St	0.54mi	3/1.5	960 (+1%)	1mo	$170,000	$177	70
6042 Banner St	0.40mi	3/1.0	892 (-6%)	3mo	$135,000	$151	69
5936 Westlake St	0.44mi	3/1.0	1,001 (+6%)	3mo	$165,000	$165	68
6942 Janet St	0.62mi	3/1.0	936 (-1%)	4mo	$118,000	$126	66
6512 Syracuse St	0.51mi	3/1.0	1,001 (+6%)	3mo	$139,046	$139	64
25908 Beverly Rd	0.71mi	3/1.0	949 (0%)	4mo	$155,000	$163	64
6143 Mcguire St	0.72mi	4/1.0 (+1)	960 (+1%)	4mo	$125,000	$130	57
6864 Cornell St	0.55mi	3/1.0	832 (-12%)	2mo	$95,000	$114	52
6713 Mcguire St	0.71mi	3/1.5	842 (-11%)	3mo	$105,000	$125	44

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-930
• Equity at exit: $20,278

10-year hold

• IRR: 10.9%
• Equity multiple: 1.92×
• Total profit: $35,210
• Equity at exit: $11,759

Cash invested: $38,080 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$713
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $285

Break-even live

Break-even rent $1,159

Max offer price $136,000

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.58mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	0.88mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,565	$1.78	1d	8	1.07mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	1.18mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	1.19mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	1.20mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	1d	1	1.35mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.40mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	14d	1	1.45mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	1.47mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	1.48mi

Listing history 17 events

1. 2026-04-07
   status Pending 877-char remark

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

2. 2026-04-07
   status Pending 876-char remark

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

3. 2026-04-07
   status Pending

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

4. 2026-04-02
   historical Active Under Contract 877-char remark

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

5. 2026-04-02
   historical Keep Showing-Contgcy Appl 876-char remark

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

6. 2026-04-02
   historical Active - Contingent

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

7. 2026-03-25
   listed $136,000 Active 877-char remark

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

8. 2026-03-25
   listed $136,000 Active 876-char remark

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

9. 2026-03-25
   listed $136,000 Active

   Show marketing remark (876 chars)

   Experience effortless, one-floor living with this beautifully updated 3-bedroom ranch. This home offers a bright and airy layout. Every inch of this residence radiates pride of ownership, making it a true ''turn-key'' opportunity. New carpeting and fresh paint throughout make this fully move-in ready. Kitchen and bath has also been updated. Nestled on a peaceful, low-traffic road, you can enjoy a quiet retreat while staying incredibly connected to the best the area has to offer. You are just minutes away from shopping, local dining favorites, and quick access to I-94 for a seamless commute. Whether you are looking to downsize or purchase your first home, this charming property proves that you don't need a second story to live large. Why settle for a fixer-upper when you can move right into a home that has been cared for with such heart? Plus Seller has the C of O!

10. 2004-08-17
    soldstatus $61,000
11. 2004-06-30
    soldstatus $61,000
12. 2004-06-30
    soldstatus $61,000
13. 2004-05-20
    historical
14. 2004-05-17
    listed $64,900
15. 2004-05-17
    listed $64,900
16. 1999-09-10
    soldstatus $47,000
17. 1993-06-18
    soldstatus $37,000

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,924 · $160/mo
• Expected delta: +$171/yr (+$14/mo · 9.7%)

ⓘ 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: $18,239
• − Mortgage interest: −$7,618
• − Property taxes: −$1,753
• − Insurance: −$680
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$3,956
• Taxable income: $1,313
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $3,102/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

+267.6% since first listed

17 events — show timeline

• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — SW Michigan MLS
• 2026-04-02 Contingent — REALCOMP
• 2026-04-02 Contingent — MiRealSource-MiMLS
• 2026-04-02 Contingent — SW Michigan MLS
• 2026-03-25 Listed $136,000 SW Michigan MLS
• 2026-03-25 Listed $136,000 MiRealSource-MiMLS
• 2026-03-25 Listed $136,000 REALCOMP
• 2004-08-17 Sold (Public Records) $61,000 Public Records
• 2004-06-30 Sold (MLS) $61,000 MiRealSource-MiMLS
• 2004-06-30 Sold (MLS) $61,000 REALCOMP
• 2004-05-20 Listing Removed — MiRealSource-MiMLS
• 2004-05-17 Listed $64,900 MiRealSource-MiMLS
• 2004-05-17 Listed $64,900 REALCOMP
• 1999-09-10 Sold (Public Records) $47,000 Public Records
• 1993-06-18 Sold (Public Records) $37,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,753 · -8.7% YoY. Source: county tax records.