25444 Filmore St · Taylor, MI 48180

$169,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 38 Days on market

Built 1958 6,098 sqft lot $162/sqft · 11% above area Est $197k · 14% under

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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 +14.4/30.0
• ARV discount +13.7/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• 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

Nice 3 bedroom brick ranch located in establihed Taylor sub. Updates in the last few years include kitchen & bath, roof and hot water tank. All appliances included. Partially finished basement. Central AC. Large fenced yard. Seller will provide C of O at closing. Easy lockbox showings. All showings must be accompanied by an agent. New storm door being installed this week!

Key facts

• 6,098 sq ft lot
• Built 1958
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $34 ($407/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (8.1% below list).
• Recommended offer: $156k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.4% in Taylor — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 25y 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 $128k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,149 (8.1% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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 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: 0.92% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $197,169
• List price: $169,900
• Delta: -13.83%
• 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
8350 Gulley St	0.02mi	3/1.0	1,050 (0%)	1mo	$200,000	$190	98
8278 Mills St	0.11mi	3/1.5	1,069 (+2%)	1mo	$155,000	$145	89
24608 Mary St	0.54mi	3/2.0	1,054 (+0%)	2mo	$146,200	$139	69
25647 Baker St	0.74mi	3/1.0	1,017 (-3%)	0mo	$195,000	$192	60
25315 Charles St	0.48mi	3/1.0	960 (-9%)	4mo	$160,000	$167	60
8883 Beech Daly Rd	0.23mi	2/1.0 (-1)	920 (-12%)	5mo	$120,000	$130	60
25652 Chernick St	0.15mi	4/1.5 (+1)	1,178 (+12%)	8mo	$180,000	$153	59
9641 Wilkie St	0.62mi	3/1.0	1,014 (-3%)	9mo	$144,000	$142	58
7205 Cherokee St	0.63mi	3/1.5	960 (-9%)	1mo	$170,000	$177	53
25255 Charles St	0.49mi	3/1.0	1,200 (+14%)	2mo	$188,000	$157	52
24415 Ward St	0.69mi	2/2.0 (-1)	1,022 (-3%)	9mo	$190,000	$186	47
24329 Wick Rd	0.75mi	3/1.5	981 (-7%)	7mo	$164,900	$168	46

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-22,291
• Equity at exit: $25,333

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,496
• Equity at exit: $14,690

Cash invested: $47,572 (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: 290
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$238 /mo · $2,855/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $34

Break-even live

Break-even rent $1,519

Max offer price $169,900

Occupancy floor 93%

Sensitivity live

Price	-10% $130	-5% $82	+0% $34	+5% $-14	+10% $-62
Rent	-10% $-89	-5% $-28	+0% $34	+5% $96	+10% $157
Rate	-1.0pp $119	-0.5pp $77	base $34	+0.5pp $-10	+1.0pp $-55

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	0.61mi
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	44d	1	1.04mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	1.33mi
11258 Goddard Ct Taylor, MI	2.0	1.5	1000	$1,245	$1.25	6d	1	1.45mi

Listing history 38 events

1. 2026-05-16
   price $169,900 380-char remark

   Show marketing remark (380 chars)

   Nice 3 bedroom brick ranch located in establihed Taylor sub. Updates in the last few years include kitchen & bath, roof and hot water tank. All appliances included. Partially finished basement. Central AC. Large fenced yard. Seller will provide C of O at closing. Easy lockbox showings. All showings must be accompanied by an agent. New storm door being installed this week!

2. 2026-05-15
   price $169,900 380-char remark

   Show marketing remark (380 chars)

   Nice 3 bedroom brick ranch located in establihed Taylor sub. Updates in the last few years include kitchen & bath, roof and hot water tank. All appliances included. Partially finished basement. Central AC. Large fenced yard. Seller will provide C of O at closing. Easy lockbox showings. All showings must be accompanied by an agent. New storm door being installed this week!

3. 2026-04-22
   listed $174,900 Active 380-char remark

   Show marketing remark (380 chars)

   Nice 3 bedroom brick ranch located in establihed Taylor sub. Updates in the last few years include kitchen & bath, roof and hot water tank. All appliances included. Partially finished basement. Central AC. Large fenced yard. Seller will provide C of O at closing. Easy lockbox showings. All showings must be accompanied by an agent. New storm door being installed this week!

4. 2026-04-22
   listed $174,900 Active 380-char remark

   Show marketing remark (380 chars)

   Nice 3 bedroom brick ranch located in establihed Taylor sub. Updates in the last few years include kitchen & bath, roof and hot water tank. All appliances included. Partially finished basement. Central AC. Large fenced yard. Seller will provide C of O at closing. Easy lockbox showings. All showings must be accompanied by an agent. New storm door being installed this week!

5. 2026-04-21
   historical $174,900 380-char remark

   Show marketing remark (380 chars)

   Nice 3 bedroom brick ranch located in establihed Taylor sub. Updates in the last few years include kitchen & bath, roof and hot water tank. All appliances included. Partially finished basement. Central AC. Large fenced yard. Seller will provide C of O at closing. Easy lockbox showings. All showings must be accompanied by an agent. New storm door being installed this week!

6. 2025-09-27
   historical
7. 2025-08-27
   listed $174,000 Active
8. 2025-08-27
   listed $174,000 Active
9. 2021-05-12
   soldstatus $127,900
10. 2021-04-23
    soldstatus $127,900 Sold
11. 2021-04-23
    soldstatus $127,900 Closed
12. 2021-02-10
    status Pending
13. 2021-02-10
    status Pending
14. 2021-02-01
    status Active
15. 2021-02-01
    status Active
16. 2021-01-29
    status Pending
17. 2021-01-29
    status Pending
18. 2020-12-31
    price $127,900
19. 2020-12-30
    price $127,900
20. 2020-11-28
    price $134,900
21. 2020-11-28
    price $134,900
22. 2020-11-27
    listed $139,900 Active
23. 2020-11-27
    listed $139,900 Active
24. 2020-11-27
    historical $139,900
25. 2020-11-27
    historical $139,900
26. 2013-09-13
    soldstatus $33,000
27. 2013-09-13
    soldstatus $33,000
28. 2013-08-16
    historical
29. 2013-08-16
    historical
30. 2013-01-29
    listed $39,999
31. 2013-01-29
    listed $39,999
32. 2001-10-08
    soldstatus $113,000
33. 2001-06-20
    soldstatus $113,000
34. 2001-06-20
    soldstatus $113,000
35. 2001-05-29
    historical
36. 2001-05-03
    listed $114,900
37. 2001-05-03
    listed $114,900
38. 1994-11-28
    soldstatus $30,000

ⓘ 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: $2,855 · $238/mo
• Projected year-2 tax: $2,855 · $238/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,738
• − Mortgage interest: −$9,517
• − Property taxes: −$2,855
• − Insurance: −$850
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,943
• Taxable loss: −$2,424
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $989/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

+466.3% since first listed

38 events — show timeline

• 2026-05-16 Price Changed $169,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $169,900 REALCOMP
• 2026-04-22 Listed $174,900 MiRealSource-MiMLS
• 2026-04-22 Listed $174,900 REALCOMP
• 2026-04-21 Coming Soon $174,900 MiRealSource-MiMLS
• 2025-09-27 Listing Removed — MiRealSource-MiMLS
• 2025-08-27 Listed $174,000 REALCOMP
• 2025-08-27 Listed $174,000 MiRealSource-MiMLS
• 2021-05-12 Sold (Public Records) $127,900 Public Records
• 2021-04-23 Sold (MLS) $127,900 MiRealSource-MiMLS
• 2021-04-23 Sold (MLS) $127,900 REALCOMP
• 2021-02-10 Pending — MiRealSource-MiMLS
• 2021-02-10 Pending — REALCOMP
• 2021-02-01 Relisted — MiRealSource-MiMLS
• 2021-02-01 Relisted — REALCOMP
• 2021-01-29 Pending — MiRealSource-MiMLS
• 2021-01-29 Pending — REALCOMP
• 2020-12-31 Price Changed $127,900 MiRealSource-MiMLS
• 2020-12-30 Price Changed $127,900 REALCOMP
• 2020-11-28 Price Changed $134,900 MiRealSource-MiMLS
• 2020-11-28 Price Changed $134,900 REALCOMP
• 2020-11-27 Listed $139,900 MiRealSource-MiMLS
• 2020-11-27 Listed $139,900 REALCOMP
• 2020-11-27 Coming Soon $139,900 MiRealSource-MiMLS
• 2020-11-27 Coming Soon $139,900 REALCOMP
• 2013-09-13 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2013-09-13 Sold (MLS) $33,000 REALCOMP
• 2013-08-16 Listing Removed — MiRealSource-MiMLS
• 2013-08-16 Listing Removed — REALCOMP
• 2013-01-29 Listed $39,999 MiRealSource-MiMLS
• 2013-01-29 Listed $39,999 REALCOMP
• 2001-10-08 Sold (Public Records) $113,000 Public Records
• 2001-06-20 Sold (MLS) $113,000 REALCOMP
• 2001-06-20 Sold (MLS) $113,000 MiRealSource-MiMLS
• 2001-05-29 Listing Removed — MiRealSource-MiMLS
• 2001-05-03 Listed $114,900 REALCOMP
• 2001-05-03 Listed $114,900 MiRealSource-MiMLS
• 1994-11-28 Sold (Public Records) $30,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,855 · -11.7% YoY. Source: county tax records.