25205 Inkster Rd · Farmington Hills, MI 48336

$175,000

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 27 Days on market

Built 1949 0.99 ac lot $183/sqft · 6% below area Est $186k · 6% 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 +19.8/30.0
• ARV discount +10.1/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

Key facts

• 0.99 acre lot
• 2 garage spots
• Built 1949

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence)

Exterior

• Parking: Detached garage with approximately 2.5 car capacity; Circular driveway
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One-story home; Ground-level entry; Brick exterior; Facing direction not specified
• Construction: Brick construction; Asphalt roof; Slab foundation; Built area above grade: 956 (units not listed here)
• Exterior features: Paved road access; Native plants and wooded lot; Creek on the property; Scenic view

Interior

• Kitchen: Free-standing gas oven
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Wood-burning fireplace; Lighting
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.5% in Farmington Hills — 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 81/100 on livability (#64 in MI, #1,364 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D, health & safety F.
• Farmington Public School District (urban): math 45% / reading 58% proficiency, ranked #78 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.8%/yr); 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $175k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $185,549
• List price: $175,000
• Delta: -5.69%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.88×
• Total profit: $-5,651
• Equity at exit: $26,093

10-year hold

• IRR: 11.7%
• Equity multiple: 2.13×
• Total profit: $55,344
• Equity at exit: $15,131

Cash invested: $49,000 (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 48336

• Rents YoY: 10.8%
• Active inventory: 156
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $207

Break-even live

Break-even rent $1,532

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23237 Tulane Ave Farmington Hills, MI	3.0	1.5	1104	$2,000	$1.81	10d	1	1.21mi

Listing history 18 events

1. 2026-06-18
   days on market $175,000 Active 27 DOM
2. 2026-06-17
   days on market $175,000 Active 26 DOM
3. 2026-06-16
   days on market $175,000 Active 25 DOM
4. 2026-06-15
   pricestatusdays on market $175,000 Active 24 DOM
5. 2026-06-09
   status $199,900 Pending 23 DOM

   Show marketing remark (906 chars)

   POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

6. 2026-06-08
   days on market $199,900 Active 23 DOM
7. 2026-06-07
   days on market $199,900 Active 22 DOM
8. 2026-06-04
   days on market $199,900 Active 19 DOM
9. 2026-06-02
   days on market $199,900 Active 17 DOM
10. 2026-06-01
    days on market $199,900 Active 16 DOM
11. 2026-05-31
    days on market $199,900 Active 15 DOM
12. 2026-05-14
    status Pending 899-char remark

    Show marketing remark (906 chars)

    POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

13. 2026-05-14
    status Pending 899-char remark

    Show marketing remark (906 chars)

    POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

14. 2026-05-03
    listed $199,900 Active 899-char remark

    Show marketing remark (906 chars)

    POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

15. 2026-05-03
    listed $199,900 Active 899-char remark

    Show marketing remark (906 chars)

    POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

16. 2026-05-01
    historical $199,900 899-char remark

    Show marketing remark (906 chars)

    POTENTIAL POTENTIAL POTENTIAL! WOW, come live the dream with this empty canvas! This Beautiful property backs up to the woods and creek for the ultimate peaceful view. Are you looking for more zen in your life? This is the house for you! Come with your whimsical ideas and tool kit, you will not regret putting in the work for this one. Horseshoe driveway welcomes you to this sprawling brick ranch. Main floor laundry room with storage. Attached garage converted as a bonus room. The vintage kitchen has a fun red sink, ceramic tile and the best view to do your dishes at! Dining room flows into the living room with a wood burning fireplace and HUGE windows to enjoy the view. Ceramic tile in the bathroom, linen closet in the hallway on your way to the spacious bedrooms. Oversized 2.5 car garage with cement flooring. Ideal location for a country vibe and city conveniences! MAKE AN OFFER TODAY! BATVAI

17. 1988-01-01
    soldstatus $61,500
18. 1973-12-01
    soldstatus $39,000

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,666 · $222/mo
• Expected delta: +$29/yr (+$2/mo · 1.1%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,533
• − Mortgage interest: −$9,803
• − Property taxes: −$2,637
• − Insurance: −$875
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,091
• Taxable loss: −$318
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $2,563/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: Farmington Public School District
• NCES district ID: 2614070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $72,846
• Composite: 46.17/100
• National rank: #2497
• State rank: #78 of 540 in MI

Livability — Farmington Hills

• Score: 81/100
• State rank: #64
• US rank: #1364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,432
• Household income: $88,938
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 733.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 5% Arabic 2% Spanish 2%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -273.86%
• Current HPI: 177.4299
• Rent YoY: ▲ 10.83%
• 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

+348.7% since first listed

15 events — show timeline

• 2026-06-14 Relisted — REALCOMP
• 2026-06-14 Price Changed $175,000 REALCOMP
• 2026-06-12 Price Changed $175,000 MiRealSource-MiMLS
• 2026-06-12 Relisted — MiRealSource-MiMLS
• 2026-06-09 Pending — REALCOMP
• 2026-06-09 Pending — MiRealSource-MiMLS
• 2026-05-28 Relisted — MiRealSource-MiMLS
• 2026-05-28 Relisted — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-03 Listed $199,900 MiRealSource-MiMLS
• 2026-05-03 Listed $199,900 REALCOMP
• 2026-05-01 Coming Soon $199,900 MiRealSource-MiMLS
• 1988-01-01 Sold (Public Records) $61,500 Public Records
• 1973-12-01 Sold (Public Records) $39,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,637 · +2.8% YoY. Source: county tax records.