8071 Roosevelt St · Taylor, MI 48180

$145,000

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 172 Days on market

Built 1954 5,663 sqft lot $152/sqft · 8% below area Est $158k · 8% under

---

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 +18.5/30.0
• ARV discount +11.2/15.0
• DSCR +5.8/10.0
• 1% rule +5.7/10.0
• 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

Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

Key facts

• Shed for storage
• Open concept kitchen
• Ranch style home

Tags

• RANCH STYLE HOME
• OPEN CONCEPT KITCHEN
• FENCED IN BACK YARD
• SHED FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 172 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $103k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.07% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 7.8

CMA / ARV

• ARV (median comp): $158,155
• List price: $145,000
• Delta: -8.32%
• 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
8019 Roosevelt St	0.04mi	3/1.0	957 (0%)	3mo	$175,100	$183	96
8003 Roosevelt St	0.05mi	3/1.0	1,029 (+8%)	1mo	$195,000	$190	84
22324 Wohlfeil St	0.19mi	2/2.0 (-1)	948 (-1%)	5mo	$190,000	$200	77
7235 Mortenview Dr	0.56mi	3/1.0	946 (-1%)	4mo	$169,900	$180	69
8339 Birch St	0.54mi	3/1.0	994 (+4%)	1mo	$142,000	$143	68
22021 Rosemary St	0.72mi	3/1.0	980 (+2%)	1mo	$210,000	$214	61
23628 Champaign St	0.74mi	3/1.0	949 (-1%)	4mo	$174,000	$183	61
8910 Mason St	0.58mi	3/1.0	1,053 (+10%)	5mo	$145,000	$138	52
7166 Pardee Rd	0.60mi	2/1.0 (-1)	850 (-11%)	1mo	$73,000	$86	48
21144 Pinecrest St	0.71mi	3/1.0	1,074 (+12%)	1mo	$135,000	$126	46
20548 Lockwood St	0.75mi	3/1.0	1,053 (+10%)	3mo	$135,000	$128	46
7140 Elm St	0.71mi	3/1.0	851 (-11%)	3mo	$165,000	$194	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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-11,630
• Equity at exit: $21,620

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $14,351
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$760
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $138

Break-even live

Break-even rent $1,375

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $220	-5% $179	+0% $138	+5% $97	+10% $56
Rent	-10% $15	-5% $77	+0% $138	+5% $199	+10% $260
Rate	-1.0pp $211	-0.5pp $175	base $138	+0.5pp $100	+1.0pp $62

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7873 Syracuse St Taylor, MI	2.0	1.0	728	$1,400	$1.92	45d	1	0.77mi
9620 Elm St Taylor, MI	2.0	1.0	800	$1,470	$1.84	0d	3	1.06mi
24268 Haskell St Taylor, MI	1.0–2.0	1.0	880	$1,570	$1.78	0d	7	1.17mi
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	13d	1	1.45mi
23060 Bernard St Taylor, MI	2.0	1.0	836	$1,400	$1.67	3d	1	1.48mi
23060 Bernard St Unit Upper Unit Taylor, MI	2.0	1.0	922	$1,400	$1.52	0d	1	1.48mi
23060 Bernard St Taylor, MI	3.0	1.0	1086	$1,600	$1.47	0d	1	1.48mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $145,000 Pending 172 DOM
2. 2026-06-04
   days on market $145,000 Active 171 DOM
3. 2026-06-03
   days on market $145,000 Active 170 DOM
4. 2026-06-02
   days on market $145,000 Active 169 DOM
5. 2026-06-01
   days on market $145,000 Active 168 DOM
6. 2026-05-31
   days on market $145,000 Active 167 DOM
7. 2026-01-20
   price $145,000 293-char remark

   Show marketing remark (293 chars)

   Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

8. 2026-01-20
   price $145,000 293-char remark

   Show marketing remark (293 chars)

   Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

9. 2026-01-20
   price $145,000

   Show marketing remark (293 chars)

   Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

10. 2025-12-15
    listed $150,000 Active 293-char remark

    Show marketing remark (293 chars)

    Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

11. 2025-12-15
    listed $150,000 Active 293-char remark

    Show marketing remark (293 chars)

    Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

12. 2025-12-15
    listed $150,000 Active

    Show marketing remark (293 chars)

    Tenant occupied ranch style home in Taylor with 3 bedrooms and 1 bath. Open Concept kitchen and living room. Nice front window. Fenced in back yard with a shed for storage. No basement and No garage. Tenant has been there since 2020 and is currently month to month. Currently paying $1,091.48.

13. 2021-08-12
    soldstatus $103,000
14. 2019-04-11
    soldstatus $62,000
15. 2010-09-10
    soldstatus $15,000
16. 2010-06-08
    listed $19,000
17. 2003-03-17
    soldstatus $92,000

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,596
• − Mortgage interest: −$8,122
• − Property taxes: −$3,188
• − Insurance: −$725
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,218
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,805/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

+57.6% since first listed

11 events — show timeline

• 2026-01-20 Price Changed $145,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $145,000 REALCOMP
• 2026-01-20 Price Changed $145,000 SW Michigan MLS
• 2025-12-15 Listed $150,000 REALCOMP
• 2025-12-15 Listed $150,000 SW Michigan MLS
• 2025-12-15 Listed $150,000 MiRealSource-MiMLS
• 2021-08-12 Sold (Public Records) $103,000 Public Records
• 2019-04-11 Sold (Public Records) $62,000 Public Records
• 2010-09-10 Sold (MLS) $15,000 REALCOMP
• 2010-06-08 Listed $19,000 REALCOMP
• 2003-03-17 Sold (Public Records) $92,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,188 · -8.0% YoY. Source: county tax records.