26680 Penn St · Inkster, MI 48141

$89,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 22 Days on market

Built 1954 6,098 sqft lot Est $88k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.8/15.0
• 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

Welcome to this charming 3-bed, 1-bath ranch, built in 1954 and offering 912 square feet of comfortable living space. Step inside to a bright and inviting living room filled with natural light, creating a warm and welcoming atmosphere. The kitchen provides ample counter and cabinet space, making meal preparation and everyday living convenient and enjoyable. Outside, you'll find a detached 2-car garage offering plenty of storage and parking. The spacious yard provides endless possibilities for gardening, outdoor entertaining, or simply relaxing and enjoying the outdoors. This home is a wonderful opportunity for first-time buyers, downsizers, or anyone looking for easy one-level living.

Key facts

• Spacious yard
• 6,098 sq ft lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• SPACIOUS YARD

Property features AI

Finance

• Other: Listed by RE/MAX Leading Edge

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.14 acres (45 x 135)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 9.3% 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); 146 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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).
• This rent runs 42% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 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 $8k; list at $90k implies a 1024% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.52% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.09%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $88,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26656 Kitch St	0.07mi	3/1.0	909 (-0%)	6mo	$60,000	$66	92
26825 Kitch St	0.11mi	3/1.0	972 (+7%)	2mo	$130,000	$134	82
3826 Inkster Rd	0.51mi	3/1.5	880 (-4%)	4mo	$23,000	$26	65
3854 John Daly St	0.26mi	3/1.5	1,019 (+12%)	2mo	$42,000	$41	65
4135 Allen St	0.63mi	3/1.0	972 (+7%)	1mo	$40,000	$41	59
4133 Moore St	0.68mi	3/1.0	854 (-6%)	1mo	$106,000	$124	57
3525 Hickory St	0.75mi	3/1.0	880 (-4%)	4mo	$104,000	$118	56
26437 Lehigh St	0.54mi	3/1.0	1,000 (+10%)	3mo	$85,000	$85	56
26159 Stanford St	0.56mi	4/1.0 (+1)	850 (-7%)	2mo	$92,000	$108	56
25948 Penn St	0.47mi	3/1.0	1,031 (+13%)	1mo	$100,000	$97	56
4052 Bayhan St	0.43mi	3/1.0	1,036 (+14%)	4mo	$91,000	$88	54
25716 Notre Dame St	0.64mi	2/1.0 (-1)	850 (-7%)	6mo	$105,000	$124	49

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: 14.8%
• Equity multiple: 1.59×
• Total profit: $14,888
• Equity at exit: $13,404

10-year hold

• IRR: 23.5%
• Equity multiple: 3.02×
• Total profit: $50,751
• Equity at exit: $7,773

Cash invested: $25,172 (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: 146
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$471
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $463

Break-even live

Break-even rent $782

Max offer price $89,900

Occupancy floor 61%

Sensitivity live

Price	-10% $514	-5% $489	+0% $463	+5% $438	+10% $412
Rent	-10% $355	-5% $409	+0% $463	+5% $517	+10% $571
Rate	-1.0pp $509	-0.5pp $486	base $463	+0.5pp $440	+1.0pp $416

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	0.04mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	0.05mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.29mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	0.36mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	0.56mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	0.62mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	0.66mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	0.68mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	45d	1	0.87mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	45d	1	0.87mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	0.91mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	45d	1	0.94mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	45d	1	1.11mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	16d	1	1.14mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.14mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	1.15mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	1.26mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	3d	1	1.28mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.29mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	0d	1	1.29mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	16d	1	1.44mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	1.48mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	45d	1	1.48mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $89,900 Active 22 DOM
2. 2026-06-18
   days on market $89,900 Active 19 DOM
3. 2026-06-17
   days on market $89,900 Active 18 DOM
4. 2026-06-16
   days on market $89,900 Active 17 DOM
5. 2026-06-15
   days on market $89,900 Active 16 DOM
6. 2026-06-13
   days on market $89,900 Active 14 DOM
7. 2026-06-13
   days on market $89,900 Active 13 DOM
8. 2026-06-09
   days on market $89,900 Active 10 DOM
9. 2026-06-08
   days on market $89,900 Active 9 DOM
10. 2026-06-07
    days on market $89,900 Active 8 DOM
11. 2026-06-04
    days on market $89,900 Active 5 DOM
12. 2026-06-03
    days on market $89,900 Active 4 DOM
13. 2026-06-02
    days on market $89,900 Active 3 DOM
14. 2026-06-01
    days on market $89,900 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: $1,307 · $109/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$39/yr (+$3/mo · 3.0%)

ⓘ 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: $16,421
• − Mortgage interest: −$5,036
• − Property taxes: −$1,307
• − Insurance: −$450
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$2,615
• Taxable income: $4,387
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,506/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

+1023.8% since first listed

3 events — show timeline

• 2026-05-29 Listed $89,900 MiRealSource-MiMLS
• 2026-05-29 Listed $89,900 REALCOMP
• 1996-05-16 Sold (Public Records) $8,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,307 · -29.0% YoY. Source: county tax records.