1525 Taylor St · Detroit, MI 48206

$18,000

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 1 Days on market

Built 1915 3,920 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Development opportunity located in the desirable Virginia Park Community. This property is within walking distance to local restaurants, coffee shops, and ongoing neighborhood redevelopment. Surrounded by revitalization and conveniently located near major corridors, this is an excellent opportunity for an investor or buyer looking to renovate, redevelop, or hold in a growing area. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

Key facts

• 3,920 sq ft lot
• Built 1915

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Wood siding exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (30 x 127)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Six total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Cap rate 76.0% vs local median 10.2% in Detroit — 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 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($45k/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 $124 of loan paydown is wiped out by about $540 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 + 5.2% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,000

Questions for the listing agent

1. Built in 1915 — 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. 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?
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: 8.09% ✓
• Cap rate: 75.99%
• Cash-on-cash: 248.90%
• DSCR: 12.07
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $157,872
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Taylor St	0.00mi	3/1.0	1,196 (0%)	1mo	$15,000	$13	99
1536 Hazelwood St	0.04mi	3/1.0	1,203 (+1%)	1mo	$158,500	$132	97
1669 W Philadelphia St	0.35mi	3/1.5	1,162 (-3%)	16mo	$205,000	$176	64
1454 W Philadelphia St	0.31mi	3/1.0	1,152 (-4%)	23mo	$215,000	$187	60
1203 W Euclid St	0.43mi	3/1.0	1,150 (-4%)	18mo	$31,500	$27	58
87 Hazelwood St	0.71mi	3/1.0	1,302 (+9%)	1mo	$27,000	$21	51
1180 Lawrence St	0.75mi	3/1.5	1,212 (+1%)	12mo	$130,000	$107	51
1674 W Euclid St	0.38mi	3/1.5	1,026 (-14%)	20mo	$193,500	$189	40

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.29×
• Total profit: $66,969
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 32.39×
• Total profit: $158,230
• Equity at exit: $1,556

Cash invested: $5,040 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$94
• Tax from tax record: −$3 /mo · $38/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $1,045

Break-even live

Break-even rent $133

Max offer price $18,000

Occupancy floor 23%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Gladstone St Unit 2 Detroit, MI	2.0	1.0	800	$1,050	$1.31	43d	1	0.14mi
1626 Gladstone St Unit 1 Detroit, MI	2.0	1.0	800	$1,300	$1.62	43d	1	0.15mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	5d	1	0.37mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	12d	1	0.37mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	43d	1	0.37mi
2021 Blaine St Detroit, MI	1.0–2.0	1.0	684	$1,200	$1.75	43d	1	0.44mi
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.46mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	0.46mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.48mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	0.49mi
8263 Merrill St Detroit, MI	2.0	1.5	1092	$1,600	$1.47	43d	1	0.50mi
1251 Glynn Ct Detroit, MI	2.0	1.0	705	$1,288	$1.83	2d	2	0.50mi
719 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	0.50mi
715 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	0.51mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	2d	1	0.52mi
1400 Seward Ave Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	0.52mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	0.52mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	43d	1	0.52mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	0.55mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	0.55mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.61mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.64mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.64mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	0.66mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	43d	1	0.69mi
70 Clairmount Ave Unit 2B Detroit, MI	2.0	1.0	955	$1,400	$1.47	2d	1	0.72mi
700 Seward Ave Detroit, MI	2.0	1.0	988	$1,845	$1.87	1d	2	0.73mi
1800 W Bethune St Detroit, MI	2.0	1.0	656	$1,645	$2.51	24d	3	0.73mi
1800 W Bethune St Detroit, MI	2.0	1.0	800	$1,850	$2.31	43d	1	0.73mi
1800 W Bethune St Unit 1228665P Detroit, MI	2.0	1.0	904	$3,135	$3.47	43d	1	0.73mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	2d	1	0.75mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.77mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.77mi
888 Pallister Detroit, MI	1.0–2.0	1.0	609	$1,250	$2.05	43d	1	0.77mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	0.77mi
100 Seward Ave Detroit, MI	2.0	1.0–2.0	905	$1,575	$1.74	21d	1	0.86mi
7340 Churchill St Unit 2 Detroit, MI	2.0	1.0	1046	$1,100	$1.05	24d	1	0.87mi
59 Seward St Detroit, MI	1.0–2.0	1.0	976	$1,363	$1.40	43d	1	0.92mi
68 E Philadelphia St Detroit, MI	3.0	2.0	1000	$1,750	$1.75	43d	1	0.93mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	24d	1	0.93mi

Listing history 8 events

1. 2026-05-22
   status Pending

   Show marketing remark (1045 chars)

   Development opportunity located in the desirable Virginia Park Community. This property is within walking distance to local restaurants, coffee shops, and ongoing neighborhood redevelopment. Surrounded by revitalization and conveniently located near major corridors, this is an excellent opportunity for an investor or buyer looking to renovate, redevelop, or hold in a growing area. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

2. 2026-05-22
   listed $18,000 Active

   Show marketing remark (1045 chars)

   Development opportunity located in the desirable Virginia Park Community. This property is within walking distance to local restaurants, coffee shops, and ongoing neighborhood redevelopment. Surrounded by revitalization and conveniently located near major corridors, this is an excellent opportunity for an investor or buyer looking to renovate, redevelop, or hold in a growing area. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

3. 2026-05-22
   historical 1045-char remark

   Show marketing remark (1045 chars)

   Development opportunity located in the desirable Virginia Park Community. This property is within walking distance to local restaurants, coffee shops, and ongoing neighborhood redevelopment. Surrounded by revitalization and conveniently located near major corridors, this is an excellent opportunity for an investor or buyer looking to renovate, redevelop, or hold in a growing area. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

4. 2026-05-22
   listed $18,000 1045-char remark

   Show marketing remark (1045 chars)

   Development opportunity located in the desirable Virginia Park Community. This property is within walking distance to local restaurants, coffee shops, and ongoing neighborhood redevelopment. Surrounded by revitalization and conveniently located near major corridors, this is an excellent opportunity for an investor or buyer looking to renovate, redevelop, or hold in a growing area. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

5. 2026-04-11
   historical
6. 2026-04-11
   historical
7. 2026-01-22
   listed $18,000 Active
8. 2026-01-22
   listed $18,000 Active

ⓘ 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: $38 · $3/mo
• Projected year-2 tax: $157 · $13/mo
• Expected delta: +$120/yr (+$10/mo · 317.7%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,475
• − Mortgage interest: −$1,008
• − Property taxes: −$38
• − Insurance: −$90
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$524
• Taxable income: $13,019
• Est. tax owed @ 24.0%: −$3,125
• After-tax cash flow: $9,420/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: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Listed $18,000 MiRealSource-MiMLS
• 2026-05-22 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listed $18,000 REALCOMP
• 2026-04-11 Listing Removed — MiRealSource-MiMLS
• 2026-04-11 Listing Removed — REALCOMP
• 2026-01-22 Listed $18,000 MiRealSource-MiMLS
• 2026-01-22 Listed $18,000 REALCOMP

Property tax history

-15.5%/yr

Latest (2025): $38 · -25.1% YoY. Source: county tax records.