26174 Kitch St · Inkster, MI 48141

$59,900

2 bd · 1.0 ba · 628 sqft · SingleFamily public records · 20 Days on market

Built 1938 4,792 sqft lot Est $65k · 7% 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 +10.8/15.0
• 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

Cheaper than rent for this cute and cozy 2-bedroom ranch on a nice quiet street. Seller is motivated and ready!

Key facts

• 4,792 sq ft lot
• Built 1938
• Listed 20 days

Property features AI

Finance

• Other: Property listed by RE/MAX Team 2000
• Financial info: Annual tax reported
• HOA & community: Not specified

Exterior

• Parking: No garage
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Slab foundation
• Exterior features: Paved road access; Lot roughly 35 x 133.25 (approximately 0.11 acres)

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Ground-level entry; Total of 4 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 37% 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $60k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 2.04% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.18%
• DSCR: 2.57
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $64,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25960 Yale St	0.35mi	2/1.0	680 (+8%)	10mo	$70,000	$103	61
25866 Andover St	0.32mi	2/1.0	696 (+11%)	9mo	$48,000	$69	60
25933 Norfolk St	0.39mi	2/1.0	710 (+13%)	5mo	$90,000	$127	56
26641 New York St	0.37mi	2/1.0	720 (+15%)	5mo	$66,000	$92	55
3414 John Daly St	0.28mi	2/1.0	720 (+15%)	15mo	$90,000	$125	51
26241 Annapolis St	0.59mi	2/1.0	696 (+11%)	6mo	$54,500	$78	49
27045 Yale St	0.61mi	2/1.0	720 (+15%)	0mo	$80,000	$111	47
25911 Norfolk St	0.40mi	2/2.0	710 (+13%)	12mo	$53,100	$75	46
26252 Eton Ave	0.69mi	2/1.0	696 (+11%)	8mo	$123,000	$177	43
27053 Norfolk St	0.65mi	2/1.0	720 (+15%)	4mo	$71,500	$99	42
27233 New York St	0.69mi	2/1.0	720 (+15%)	3mo	$85,000	$118	41
27304 New York St	0.73mi	2/1.0	720 (+15%)	10mo	$55,000	$76	33

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: 30.7%
• Equity multiple: 2.29×
• Total profit: $21,600
• Equity at exit: $8,931

10-year hold

• IRR: 37.9%
• Equity multiple: 4.52×
• Total profit: $59,097
• Equity at exit: $5,179

Cash invested: $16,772 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $492

Break-even live

Break-even rent $597

Max offer price $59,900

Occupancy floor 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: $14,975
• Closing costs: $1,797
• 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	1.26mi

Listing history 14 events

1. 2026-06-18
   days on market $59,900 Active 20 DOM
2. 2026-06-17
   days on market $59,900 Active 19 DOM
3. 2026-06-16
   days on market $59,900 Active 18 DOM
4. 2026-06-15
   days on market $59,900 Active 17 DOM
5. 2026-06-13
   days on market $59,900 Active 15 DOM
6. 2026-06-13
   pricedays on market $59,900 Active 14 DOM
7. 2026-06-09
   days on market $69,900 Active 11 DOM
8. 2026-06-08
   days on market $69,900 Active 10 DOM
9. 2026-06-07
   days on market $69,900 Active 9 DOM
10. 2026-06-04
    days on market $69,900 Active 6 DOM
11. 2026-06-03
    days on market $69,900 Active 5 DOM
12. 2026-06-02
    days on market $69,900 Active 4 DOM
13. 2026-06-01
    days on market $69,900 Active 3 DOM
14. 2026-05-31
    days on market $69,900 Active 2 DOM

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $1,591 · $133/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 6/10 Major FEMA zone X (unshaded) · 68% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,632
• − Mortgage interest: −$3,355
• − Property taxes: −$1,591
• − Insurance: −$300
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,743
• Taxable income: $5,303
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $4,627/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

+227.8% since first listed

10 events — show timeline

• 2026-05-29 Listed $69,900 MiRealSource-MiMLS
• 2026-05-29 Listed $69,900 REALCOMP
• 2004-04-03 Listing Removed — REALCOMP
• 2003-11-24 Listing Removed — REALCOMP
• 2003-11-24 Listed $45,900 REALCOMP
• 2003-10-20 Listing Removed — REALCOMP
• 2003-10-20 Listed $45,900 REALCOMP
• 2003-07-29 Listed $45,900 REALCOMP
• 1994-08-31 Sold (Public Records) $32,903 Public Records
• 1992-03-12 Sold (Public Records) $21,322 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,591 · -24.8% YoY. Source: county tax records.