26482 Penn St · Inkster, MI 48141

$39,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 8 Days on market

Built 1947 6,534 sqft lot Est $74k · 46% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Level Rambler with Endless Potential! Features Include a Detached 1-Car Garage, Finished Basement, Large Driveway with Ample Parking, Fenced Backyard, and Storage Shed. This Home Offers Great Space and Functionality, Ready for Your Personal Touches and Cosmetic Updates. Fantastic Opportunity for Investors, Renovators, or Buyers Looking to Build Equity. Convenient Layout, Generous Outdoor Space, and Tons of Possibilities to Make It Your Own! Sold As-Is

Key facts

• Large driveway
• Finished basement
• Storage shed

Tags

• DETACHED 1-CAR GARAGE
• FINISHED BASEMENT
• LARGE DRIVEWAY
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: No additional financial items provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security information provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot dimensions approximately 35 x 188 (0.15 acres)

Interior

• Kitchen: No kitchen appliance information provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; 2 total rooms
• Laundry & utility: No laundry information provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 26.3% vs local median 9.8% in Inkster — 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 67/100 on livability (#406 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($39k/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 $276 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $11k; list at $40k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 3.13% ✓
• Cap rate: 26.26%
• Cash-on-cash: 71.30%
• DSCR: 4.17
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $74,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26641 New York St	0.18mi	2/1.0	720 (0%)	5mo	$66,000	$92	88
27045 Yale St	0.39mi	2/1.0	720 (0%)	0mo	$80,000	$111	81
27053 Norfolk St	0.44mi	2/1.0	720 (0%)	4mo	$71,500	$99	76
27233 New York St	0.47mi	2/1.0	720 (0%)	3mo	$85,000	$118	76
25933 Norfolk St	0.48mi	2/1.0	710 (-1%)	5mo	$90,000	$127	71
27304 New York St	0.50mi	2/1.0	720 (0%)	10mo	$55,000	$76	68
25866 Andover St	0.51mi	2/1.0	696 (-3%)	9mo	$48,000	$69	63
25960 Yale St	0.44mi	2/1.0	680 (-6%)	10mo	$70,000	$103	62
26389 Annapolis St	0.66mi	2/1.0	729 (+1%)	9mo	$126,500	$174	60
26241 Annapolis St	0.67mi	2/1.0	696 (-3%)	6mo	$54,500	$78	58
3887 Moore Ave	0.69mi	2/1.0	736 (+2%)	10mo	$73,000	$99	55
25416 Yale St S	0.74mi	3/1.0 (+1)	810 (+12%)	10mo	$163,500	$202	31

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 4.20×
• Total profit: $35,796
• Equity at exit: $5,949

10-year hold

• IRR: 74.9%
• Equity multiple: 8.66×
• Total profit: $85,543
• Equity at exit: $3,450

Cash invested: $11,172 (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 48141

• Home prices YoY: -2.9%
• Rents YoY: 3.0%
• Active inventory: 142
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $664

Break-even live

Break-even rent $408

Max offer price $39,900

Occupancy floor 42%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.42mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $39,900 Pending 8 DOM
2. 2026-06-09
   days on market $39,900 Active 6 DOM
3. 2026-06-08
   days on market $39,900 Active 5 DOM
4. 2026-06-07
   days on market $39,900 Active 4 DOM
5. 2026-06-03
   remarks 469-char remark

   Show marketing remark (466 chars)

   Charming 2-Level Rambler with Endless Potential! Features Include a Detached 1-Car Garage, Finished Basement, Large Driveway with Ample Parking, Fenced Backyard, and Storage Shed. This Home Offers Great Space and Functionality, Ready for Your Personal Touches and Cosmetic Updates. Fantastic Opportunity for Investors, Renovators, or Buyers Looking to Build Equity. Convenient Layout, Generous Outdoor Space, and Tons of Possibilities to Make It Your Own! Sold As-Is

6. 2026-06-03
   listed $39,900 Active 1 DOM

   Show marketing remark (466 chars)

   Charming 2-Level Rambler with Endless Potential! Features Include a Detached 1-Car Garage, Finished Basement, Large Driveway with Ample Parking, Fenced Backyard, and Storage Shed. This Home Offers Great Space and Functionality, Ready for Your Personal Touches and Cosmetic Updates. Fantastic Opportunity for Investors, Renovators, or Buyers Looking to Build Equity. Convenient Layout, Generous Outdoor Space, and Tons of Possibilities to Make It Your Own! Sold As-Is

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 · 14 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: $14,977
• − Mortgage interest: −$2,235
• − Property taxes: −$1,156
• − Insurance: −$200
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$1,161
• Taxable income: $7,829
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $6,086/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: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 of 540 in MI

Livability — Inkster

• Score: 67/100
• State rank: #406
• US rank: #11087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inkster, MI
• County: Wayne County · 1,562,939 people
• City population: 25,428
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,428
• Household income: $39,252
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 1558.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 3% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Arabic 3% Other Asian/Pacific 1% Spanish 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: ▼ -11.74%
• Current HPI: 390.2139
• Rent YoY: ▲ 2.95%
• 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

+262.7% since first listed

3 events — show timeline

• 2026-06-03 Listed $39,900 REALCOMP
• 2026-06-03 Listed $39,900 MiRealSource-MiMLS
• 1996-01-26 Sold (Public Records) $11,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,156 · +4.6% YoY. Source: county tax records.