26167 Princeton St · Inkster, MI 48141

$159,000

3 bd · 2.0 ba · 1,847 sqft · SingleFamily public records · 19 Days on market

Built 1951 5,663 sqft lot Est $179k · 11% under

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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 +24.3/30.0
• ARV discount +12.6/15.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• 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

HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Ground-level entry with steps
• Construction: Aluminum siding; Insulated Concrete Forms (ICFs) construction
• Exterior features: Paved road access; Lot approximately 0.13 acres (45 x 128.14)

Interior

• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,686/mo this rent would consume 52% of the median local household income ($39k/yr) (locally 1558% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 19 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 6 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 $75k; list at $159k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $179,159
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26112 Princeton St	0.06mi	3/2.0	1,728 (-6%)	4mo	$122,000	$71	83
25605 Yale St	0.36mi	4/3.0 (+1)	1,831 (-1%)	1mo	$246,000	$134	72
26430 Penn St	0.40mi	4/2.0 (+1)	2,003 (+8%)	5mo	$205,000	$102	58
26645 Ross St	0.65mi	4/2.0 (+1)	1,880 (+2%)	9mo	$119,900	$64	54
26309 Penn St	0.40mi	4/2.0 (+1)	1,693 (-8%)	11mo	$165,000	$97	54
3441 John Daly Rd	0.42mi	3/1.0	1,569 (-15%)	2mo	$75,000	$48	50
25586 Oakland Dr	0.68mi	3/2.5	1,975 (+7%)	6mo	$270,000	$137	50
25535 W Hills Dr	0.72mi	3/1.5	1,730 (-6%)	8mo	$235,000	$136	47
27042 Kitch St	0.70mi	3/2.0	2,020 (+9%)	7mo	$135,000	$67	46
26640 Ross St	0.62mi	3/1.0	1,782 (-4%)	18mo	$119,000	$67	46
24934 Boston St	0.74mi	3/2.0	1,704 (-8%)	10mo	$200,000	$117	45
26613 W Hills Dr	0.60mi	3/1.0	1,635 (-12%)	10mo	$137,000	$84	41

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,462
• Equity at exit: $23,707

10-year hold

• IRR: 6.4%
• Equity multiple: 1.47×
• Total profit: $21,071
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $321

Break-even live

Break-even rent $1,280

Max offer price $159,000

Occupancy floor 76%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24926 Hickory St Dearborn, MI	3.0	1.0	2040	$1,800	$0.88	2d	1	0.81mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	3d	1	0.85mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	2d	1	1.04mi
25699 Pennie St Dearborn Heights, MI	3.0	1.0	1699	$1,600	$0.94	2d	1	1.22mi

Listing history 24 events

1. 2026-05-15
   status Pending 457-char remark

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

2. 2026-05-15
   status Pending

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

3. 2026-04-30
   historical Accepting Backup Offers 457-char remark

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

4. 2026-04-30
   historical Active Under Contract

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

5. 2026-04-27
   listed $159,000 Active 457-char remark

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

6. 2026-04-27
   listed $159,000 Active

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

7. 2026-04-26
   historical $159,000 457-char remark

   Show marketing remark (457 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND FULLY UPDATED 3-BEDROOM 3.5-BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1800 SQFT WITH A FULL BASEMENT AND A 2 CAR ATTACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN WITH A REMODELED SPACIOUS KITCHEN AND FAMILY ROOM. ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. COME MAKE IT YOUR OWN. DONT MISS OUT!

8. 2026-01-26
   historical
9. 2026-01-26
   historical
10. 2026-01-21
    price $119,000
11. 2026-01-21
    price $119,000
12. 2026-01-11
    listed $124,900 Active
13. 2026-01-11
    listed $124,900 Active
14. 2026-01-10
    historical
15. 2026-01-08
    soldstatus $75,000
16. 2026-01-03
    status Pending
17. 2025-12-31
    soldstatus $75,000 Closed
18. 2025-12-31
    soldstatus $75,000 Closed
19. 2025-12-03
    historical Accepting Backup Offers
20. 2025-12-03
    historical Active Under Contract
21. 2025-11-27
    listed $90,000 Active
22. 2025-11-27
    listed $90,000 Active
23. 2025-11-26
    historical $90,000
24. 1997-04-04
    soldstatus $73,000

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,890 · $158/mo
• Expected delta: +$558/yr (+$47/mo · 41.9%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,228
• − Mortgage interest: −$8,906
• − Property taxes: −$1,332
• − Insurance: −$795
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,625
• Taxable income: $1,332
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $3,527/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

+117.8% since first listed

24 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-27 Listed $159,000 MiRealSource-MiMLS
• 2026-04-27 Listed $159,000 REALCOMP
• 2026-04-26 Coming Soon $159,000 MiRealSource-MiMLS
• 2026-01-26 Listing Removed — MiRealSource-MiMLS
• 2026-01-26 Listing Removed — REALCOMP
• 2026-01-21 Price Changed $119,000 MiRealSource-MiMLS
• 2026-01-21 Price Changed $119,000 REALCOMP
• 2026-01-11 Listed $124,900 MiRealSource-MiMLS
• 2026-01-11 Listed $124,900 REALCOMP
• 2026-01-10 Coming Soon — MiRealSource-MiMLS
• 2026-01-08 Sold (Public Records) $75,000 Public Records
• 2026-01-03 Pending — REALCOMP
• 2025-12-31 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2025-12-31 Sold (MLS) $75,000 REALCOMP
• 2025-12-03 Contingent — MiRealSource-MiMLS
• 2025-12-03 Contingent — REALCOMP
• 2025-11-27 Listed $90,000 MiRealSource-MiMLS
• 2025-11-27 Listed $90,000 REALCOMP
• 2025-11-26 Coming Soon $90,000 MiRealSource-MiMLS
• 1997-04-04 Sold (Public Records) $73,000 Public Records

Property tax history

-7.7%/yr

Latest (2025): $1,332 · -23.3% YoY. Source: county tax records.