27334 Notre Dame St · Inkster, MI 48141

$119,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 70 Days on market

Built 1950 6,534 sqft lot ↓ 8% since listing

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• 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 FULLY RENOVATED 2 BEDROOM 1.5 BATHROOM HOME WITH A FULLY FINISHED BASEMENT IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY. THIS SPACIOUS MODERN GEM OFFERS MANY NEW UPDATES INCLUDING A NEWLY RENOVATED KITCHEN WITH STAINLESS STEEL APPLIANCES, NEW VINYL SIDING, NEW WINDOWS, AND A BEAUTIFULLY RENOVATED BATHROOM! ALSO OFFERING A LARGE BACKYARD WITH A 1 CAR GARAGE AND A NEW GARAGE DOOR. THIS HOME IS NEAR SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DON'T MISS OUT! PROPERTY IS BEING SOLD AS-IS.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 49.5 x 135; Lot size about 0.15 acres

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Total of 4 rooms (bedrooms included in room count)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Stainless steel appliances; Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 9.8% in Inkster — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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 $829 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 70 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $72,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27233 New York St	0.06mi	2/1.0	720 (0%)	3mo	$85,000	$118	95
27045 Yale St	0.20mi	2/1.0	720 (0%)	0mo	$80,000	$111	90
27304 New York St	0.07mi	2/1.0	720 (0%)	10mo	$55,000	$76	88
27053 Norfolk St	0.23mi	2/1.0	720 (0%)	4mo	$71,500	$99	86
26641 New York St	0.42mi	2/1.0	720 (0%)	5mo	$66,000	$92	77
3887 Moore Ave	0.43mi	2/1.0	736 (+2%)	10mo	$73,000	$99	68
3414 John Daly St	0.46mi	2/1.0	720 (0%)	15mo	$90,000	$125	66
3512 Hickory St	0.39mi	2/1.0	782 (+9%)	4mo	$45,000	$58	64
3155 Walnut St	0.48mi	2/1.0	804 (+12%)	5mo	$116,000	$144	54
26970 Colgate St	0.56mi	2/1.0	756 (+5%)	14mo	$65,000	$86	54
3616 Spring Hill Ave	0.74mi	3/1.0 (+1)	750 (+4%)	8mo	$75,000	$100	47
26511 Trowbridge St	0.69mi	2/1.0	812 (+13%)	14mo	$94,000	$116	35

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-12,640
• Equity at exit: $17,877

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,335
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $107

Break-even live

Break-even rent $1,088

Max offer price $119,900

Occupancy floor 86%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $119,900 Active 70 DOM
2. 2026-06-17
   days on market $119,900 Active 69 DOM
3. 2026-06-16
   days on market $119,900 Active 68 DOM
4. 2026-06-15
   days on market $119,900 Active 67 DOM
5. 2026-06-13
   days on market $119,900 Active 65 DOM
6. 2026-06-13
   days on market $119,900 Active 64 DOM
7. 2026-06-09
   days on market $119,900 Active 61 DOM
8. 2026-06-08
   days on market $119,900 Active 60 DOM
9. 2026-06-07
   days on market $119,900 Active 59 DOM
10. 2026-06-04
    days on market $119,900 Active 56 DOM
11. 2026-06-03
    days on market $119,900 Active 55 DOM
12. 2026-06-02
    days on market $119,900 Active 54 DOM
13. 2026-06-01
    days on market $119,900 Active 53 DOM
14. 2026-05-31
    days on market $119,900 Active 52 DOM
15. 2026-04-29
    historical Accepting Backup Offers 527-char remark

    Show marketing remark (527 chars)

    HURRY!! COME SEE THIS FULLY RENOVATED 2 BEDROOM 1.5 BATHROOM HOME WITH A FULLY FINISHED BASEMENT IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY. THIS SPACIOUS MODERN GEM OFFERS MANY NEW UPDATES INCLUDING A NEWLY RENOVATED KITCHEN WITH STAINLESS STEEL APPLIANCES, NEW VINYL SIDING, NEW WINDOWS, AND A BEAUTIFULLY RENOVATED BATHROOM! ALSO OFFERING A LARGE BACKYARD WITH A 1 CAR GARAGE AND A NEW GARAGE DOOR. THIS HOME IS NEAR SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DON'T MISS OUT! PROPERTY IS BEING SOLD AS-IS.

16. 2026-04-29
    historical Active Under Contract

    Show marketing remark (527 chars)

    HURRY!! COME SEE THIS FULLY RENOVATED 2 BEDROOM 1.5 BATHROOM HOME WITH A FULLY FINISHED BASEMENT IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY. THIS SPACIOUS MODERN GEM OFFERS MANY NEW UPDATES INCLUDING A NEWLY RENOVATED KITCHEN WITH STAINLESS STEEL APPLIANCES, NEW VINYL SIDING, NEW WINDOWS, AND A BEAUTIFULLY RENOVATED BATHROOM! ALSO OFFERING A LARGE BACKYARD WITH A 1 CAR GARAGE AND A NEW GARAGE DOOR. THIS HOME IS NEAR SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DON'T MISS OUT! PROPERTY IS BEING SOLD AS-IS.

17. 2026-04-10
    listed $119,900 Active

    Show marketing remark (527 chars)

    HURRY!! COME SEE THIS FULLY RENOVATED 2 BEDROOM 1.5 BATHROOM HOME WITH A FULLY FINISHED BASEMENT IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY. THIS SPACIOUS MODERN GEM OFFERS MANY NEW UPDATES INCLUDING A NEWLY RENOVATED KITCHEN WITH STAINLESS STEEL APPLIANCES, NEW VINYL SIDING, NEW WINDOWS, AND A BEAUTIFULLY RENOVATED BATHROOM! ALSO OFFERING A LARGE BACKYARD WITH A 1 CAR GARAGE AND A NEW GARAGE DOOR. THIS HOME IS NEAR SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DON'T MISS OUT! PROPERTY IS BEING SOLD AS-IS.

18. 2026-04-10
    listed $119,900 Active 527-char remark

    Show marketing remark (527 chars)

    HURRY!! COME SEE THIS FULLY RENOVATED 2 BEDROOM 1.5 BATHROOM HOME WITH A FULLY FINISHED BASEMENT IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY. THIS SPACIOUS MODERN GEM OFFERS MANY NEW UPDATES INCLUDING A NEWLY RENOVATED KITCHEN WITH STAINLESS STEEL APPLIANCES, NEW VINYL SIDING, NEW WINDOWS, AND A BEAUTIFULLY RENOVATED BATHROOM! ALSO OFFERING A LARGE BACKYARD WITH A 1 CAR GARAGE AND A NEW GARAGE DOOR. THIS HOME IS NEAR SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DON'T MISS OUT! PROPERTY IS BEING SOLD AS-IS.

19. 2026-04-09
    historical $119,900 527-char remark

    Show marketing remark (527 chars)

    HURRY!! COME SEE THIS FULLY RENOVATED 2 BEDROOM 1.5 BATHROOM HOME WITH A FULLY FINISHED BASEMENT IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY. THIS SPACIOUS MODERN GEM OFFERS MANY NEW UPDATES INCLUDING A NEWLY RENOVATED KITCHEN WITH STAINLESS STEEL APPLIANCES, NEW VINYL SIDING, NEW WINDOWS, AND A BEAUTIFULLY RENOVATED BATHROOM! ALSO OFFERING A LARGE BACKYARD WITH A 1 CAR GARAGE AND A NEW GARAGE DOOR. THIS HOME IS NEAR SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DON'T MISS OUT! PROPERTY IS BEING SOLD AS-IS.

20. 2026-03-16
    historical
21. 2026-03-16
    historical
22. 2026-02-11
    price $124,000
23. 2026-02-11
    price $124,000
24. 2026-01-05
    listed $127,500 Active
25. 2026-01-05
    listed $127,500 Active
26. 2026-01-03
    historical
27. 2024-10-08
    historical
28. 2024-10-08
    historical
29. 2024-09-12
    price $119,900
30. 2024-09-12
    price $119,900
31. 2024-08-12
    listed $129,900 Active
32. 2024-08-12
    listed $129,900 Active
33. 2024-08-11
    historical
34. 2024-08-11
    historical

ⓘ 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: $2,169 · $181/mo
• Projected year-2 tax: $2,169 · $181/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: $14,680
• − Mortgage interest: −$6,716
• − Property taxes: −$2,169
• − Insurance: −$600
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,488
• Taxable loss: −$641
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,438/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

-7.7% since first listed

20 events — show timeline

• 2026-04-29 Contingent — MiRealSource-MiMLS
• 2026-04-29 Contingent — REALCOMP
• 2026-04-10 Listed $119,900 REALCOMP
• 2026-04-10 Listed $119,900 MiRealSource-MiMLS
• 2026-04-09 Coming Soon $119,900 MiRealSource-MiMLS
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-16 Listing Removed — REALCOMP
• 2026-02-11 Price Changed $124,000 MiRealSource-MiMLS
• 2026-02-11 Price Changed $124,000 REALCOMP
• 2026-01-05 Listed $127,500 MiRealSource-MiMLS
• 2026-01-05 Listed $127,500 REALCOMP
• 2026-01-03 Coming Soon — MiRealSource-MiMLS
• 2024-10-08 Listing Removed — MiRealSource-MiMLS
• 2024-10-08 Listing Removed — REALCOMP
• 2024-09-12 Price Changed $119,900 MiRealSource-MiMLS
• 2024-09-12 Price Changed $119,900 REALCOMP
• 2024-08-12 Listed $129,900 MiRealSource-MiMLS
• 2024-08-12 Listed $129,900 REALCOMP
• 2024-08-11 Coming Soon — MiRealSource-MiMLS
• 2024-08-11 Coming Soon — REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $2,169 · +62.0% YoY. Source: county tax records.