9360 Pine St · Taylor, MI 48180

$147,500

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 81 Days on market

Built 1956 6,098 sqft lot Est $169k · 13% under ↓ 2% since listing

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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 +22.5/30.0
• ARV discount +13.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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

Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

Key facts

• Country kitchen
• Lots of storage
• Laundry area

Tags

• CORNER LOT
• COUNTRY KITCHEN
• LARGE LIVING ROOM
• MUD ROOM
• LAUNDRY AREA
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 30% 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 $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.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.04% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $168,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9360 Pine St	0.00mi	3/1.0	1,036 (0%)	2mo	$140,000	$135	98
9255 Syracuse St	0.07mi	3/1.0	1,036 (0%)	4mo	$169,000	$163	94
24128 Wick Rd	0.35mi	3/1.0	1,005 (-3%)	0mo	$179,900	$179	79
9448 Blaty St	0.38mi	3/1.0	1,046 (+1%)	5mo	$180,000	$172	76
23760 Mary St	0.29mi	4/1.0 (+1)	990 (-4%)	2mo	$240,000	$242	73
8339 Birch St	0.55mi	3/1.0	994 (-4%)	1mo	$142,000	$143	67
24608 Mary St	0.59mi	3/2.0	1,054 (+2%)	2mo	$146,200	$139	64
8278 Westpoint St	0.57mi	3/1.0	1,001 (-3%)	6mo	$95,000	$95	63
9230 Cooper St	0.32mi	3/1.0	1,152 (+11%)	6mo	$165,000	$143	62
8248 Birch St	0.60mi	3/1.0	1,123 (+8%)	0mo	$181,900	$162	58
9942 Lincoln St	0.71mi	3/1.0	980 (-5%)	3mo	$205,000	$209	55
23628 Champaign St	0.63mi	3/1.0	949 (-8%)	4mo	$174,000	$183	54

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,161
• Equity at exit: $21,993

10-year hold

• IRR: 8.4%
• Equity multiple: 1.69×
• Total profit: $28,517
• Equity at exit: $12,753

Cash invested: $41,300 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$774
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $247

Break-even live

Break-even rent $1,222

Max offer price $147,500

Occupancy floor 79%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	1d	3	0.20mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,565	$1.78	1d	8	0.62mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	1d	1	0.73mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	43d	1	0.85mi
11312 Elm St Taylor, MI	2.0	1.0	830	$1,125	$1.36	43d	1	1.11mi
11384 Brydan St Unit 3 Taylor, MI	2.0	1.5	1100	$1,345	$1.22	10d	1	1.26mi
11258 Goddard Ct Taylor, MI	2.0	1.5	1000	$1,245	$1.25	5d	1	1.27mi

Listing history 8 events

1. 2026-02-27
   status Pending 685-char remark

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

2. 2026-02-27
   status Pending

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

3. 2026-02-21
   historical Accepting Backup Offers 685-char remark

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

4. 2026-02-21
   historical Active Under Contract

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

5. 2026-01-30
   price $147,500 685-char remark

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

6. 2026-01-30
   price $147,500

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

7. 2025-12-08
   listed $149,900 Active
8. 2025-12-07
   listed $149,900 Active 685-char remark

   Show marketing remark (685 chars)

   Three bedroom brick ranch is situated on a corner lot in the heart of a desirable Taylor neighborhood. The country kitchen includes lots of cupboards, bright white and cheerful color scheme, gas stove, refrigerator, dishwasher and disposal. Enter front of home off Pine Street into large living room with picture window. Enter back of home from Baske into the mud room with laundry area, lots of storage, and utility sink. Coat closet in hall. Furnace is just three years old. Keys will be given at closing. This home has been loved and cared for by its original owner-occupant since 1956. Buyer to assume replacement of the gas line to the dryer. Seller working on other City repairs.

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$353/yr (+$29/mo · 22.6%)

ⓘ 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: $18,423
• − Mortgage interest: −$8,262
• − Property taxes: −$1,565
• − Insurance: −$738
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,291
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,821/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

-1.6% since first listed

8 events — show timeline

• 2026-02-27 Pending — MiRealSource-MiMLS
• 2026-02-27 Pending — REALCOMP
• 2026-02-21 Contingent — MiRealSource-MiMLS
• 2026-02-21 Contingent — REALCOMP
• 2026-01-30 Price Changed $147,500 MiRealSource-MiMLS
• 2026-01-30 Price Changed $147,500 REALCOMP
• 2025-12-08 Listed $149,900 REALCOMP
• 2025-12-07 Listed $149,900 MiRealSource-MiMLS

Property tax history

+0.7%/yr

Latest (2025): $1,565 · -12.4% YoY. Source: county tax records.