26120 Princeton St · Inkster, MI 48141

$59,900

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 10 Days on market

Built 1954 5,663 sqft lot Est $98k · 39% 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 +15.0/15.0
• 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

* * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 04/20 @ 12PM * * Amazing opportunity on this Inkster home. 3 bedrooms 2 baths. Over 1300 square feet. Spacious yard. The possibilities are endless! Sold as is. Buyer and agent to verify all information.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $708 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.5% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 44% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

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

Recommended offer $59,900

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: 2.39% ✓
• Cap rate: 20.48%
• Cash-on-cash: 50.67%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $98,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26656 Kitch St	0.58mi	3/1.0	909 (-0%)	6mo	$60,000	$66	68
26628 Oakland St	0.57mi	3/1.0	921 (+1%)	6mo	$111,610	$121	66
26280 W Hills Dr	0.55mi	3/1.0	930 (+2%)	6mo	$87,000	$94	66
25716 Notre Dame St	0.34mi	2/1.0 (-1)	850 (-7%)	6mo	$105,000	$124	63
26723 W Hills Dr	0.62mi	3/1.5	890 (-2%)	3mo	$110,000	$124	62
25948 Penn St	0.38mi	3/1.0	1,031 (+13%)	1mo	$100,000	$97	59
26825 Kitch St	0.66mi	3/1.0	972 (+7%)	2mo	$130,000	$134	56
25452 Notre Dame St	0.45mi	3/1.0	1,025 (+13%)	7mo	$185,500	$181	52
26620 Oakland St	0.57mi	3/1.0	1,015 (+12%)	7mo	$95,000	$94	48
3854 John Daly St	0.71mi	3/1.5	1,019 (+12%)	2mo	$42,000	$41	43
3930 Bayhan St	0.70mi	3/1.0	1,036 (+14%)	6mo	$111,610	$108	40
26231 Andover St	0.73mi	3/1.0	1,036 (+14%)	6mo	$65,000	$63	38

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: 48.4%
• Equity multiple: 3.11×
• Total profit: $35,355
• Equity at exit: $8,931

10-year hold

• IRR: 54.0%
• Equity multiple: 6.29×
• Total profit: $88,686
• 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: 146
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$314
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $708

Break-even live

Break-even rent $538

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $742	-5% $725	+0% $708	+5% $691	+10% $674
Rent	-10% $595	-5% $652	+0% $708	+5% $765	+10% $822
Rate	-1.0pp $738	-0.5pp $723	base $708	+0.5pp $693	+1.0pp $677

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	0.23mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	0.58mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	0.59mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	0.59mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	45d	1	0.77mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	0.77mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.79mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	45d	1	0.80mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	45d	1	0.84mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	0.88mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	0.94mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	45d	1	0.94mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	0d	1	1.03mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	20	1.10mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.11mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	1.12mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	3d	1	1.14mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	1.20mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	16d	1	1.24mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.29mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	16d	12	1.39mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	1.44mi

Listing history 4 events

1. 2026-04-24
   status Pending 263-char remark

   Show marketing remark (263 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 04/20 @ 12PM * * Amazing opportunity on this Inkster home. 3 bedrooms 2 baths. Over 1300 square feet. Spacious yard. The possibilities are endless! Sold as is. Buyer and agent to verify all information.

2. 2026-04-24
   status Pending

   Show marketing remark (263 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 04/20 @ 12PM * * Amazing opportunity on this Inkster home. 3 bedrooms 2 baths. Over 1300 square feet. Spacious yard. The possibilities are endless! Sold as is. Buyer and agent to verify all information.

3. 2026-04-09
   listed $59,900 Active 263-char remark

   Show marketing remark (263 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 04/20 @ 12PM * * Amazing opportunity on this Inkster home. 3 bedrooms 2 baths. Over 1300 square feet. Spacious yard. The possibilities are endless! Sold as is. Buyer and agent to verify all information.

4. 2026-04-09
   listed $59,900 Active

   Show marketing remark (263 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 04/20 @ 12PM * * Amazing opportunity on this Inkster home. 3 bedrooms 2 baths. Over 1300 square feet. Spacious yard. The possibilities are endless! Sold as is. Buyer and agent to verify all information.

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $17,213
• − Mortgage interest: −$3,355
• − Property taxes: −$1,031
• − Insurance: −$300
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$1,743
• Taxable income: $8,031
• Est. tax owed @ 24.0%: −$1,927
• After-tax cash flow: $6,571/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

+0.0% since first listed

4 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-09 Listed $59,900 REALCOMP
• 2026-04-09 Listed $59,900 MiRealSource-MiMLS

Property tax history

-10.9%/yr

Latest (2025): $1,031 · -11.5% YoY. Source: county tax records.