26661 Oakland St · Inkster, MI 48141

$89,900

3 bd · 1.0 ba · 915 sqft · SingleFamily public records · 23 Days on market

Built 1950 6,098 sqft lot Est $111k · 19% 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

* * INVESTOR SPECIAL * * Cash flowing Tenant occupied opportunity - 3 Beds 1 Bath w/ Unfinished Basement, Large lot - Tenant month to month and always pays as agreed and on time. Great addition to expand your portfolio or great opportunity as a starter investment! Available independently or part of package w/ 26111 Yale, Inkster. Do not approach tenants without an appointment. Inquire today!

Key facts

• 6,098 sq ft lot
• Built 1950
• Listed 23 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum and vinyl siding
• Exterior features: Paved road frontage; Lot approximately 0.14 acres (40 x 148.75)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished 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 $398 ($5k/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.

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; 19 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 43% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $110,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26628 Oakland St	0.04mi	3/1.0	921 (+1%)	6mo	$111,610	$121	92
26723 W Hills Dr	0.06mi	3/1.5	890 (-3%)	3mo	$110,000	$124	88
26280 W Hills Dr	0.25mi	3/1.0	930 (+2%)	6mo	$87,000	$94	80
26620 Oakland St	0.05mi	3/1.0	1,015 (+11%)	7mo	$95,000	$94	73
26301 W Hills Dr	0.22mi	3/1.0	1,000 (+9%)	9mo	$56,500	$57	66
2500 Weithoff Ct	0.36mi	3/1.0	1,050 (+15%)	3mo	$125,000	$119	56
1109 Shadowlawn St	0.53mi	3/1.0	997 (+9%)	9mo	$120,500	$121	52
1406 W River Park Dr	0.44mi	2/1.0 (-1)	780 (-15%)	1mo	$110,000	$141	49
27848 Rosewood St	0.71mi	3/1.0	1,000 (+9%)	7mo	$127,000	$127	46
742 Arlington St	0.70mi	2/1.0 (-1)	798 (-13%)	6mo	$131,000	$164	36
811 Arlington Arlington St	0.67mi	2/1.5 (-1)	800 (-13%)	7mo	$125,000	$156	35
752 John Daly St	0.68mi	2/1.0 (-1)	791 (-14%)	9mo	$84,000	$106	33

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $10,782
• Equity at exit: $13,404

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $42,030
• 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: 142
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$471
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $398

Break-even live

Break-even rent $888

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $449	-5% $423	+0% $398	+5% $373	+10% $347
Rent	-10% $288	-5% $343	+0% $398	+5% $453	+10% $508
Rate	-1.0pp $443	-0.5pp $421	base $398	+0.5pp $375	+1.0pp $351

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.61mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	0.71mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.77mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.79mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.85mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	2d	22	0.87mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.04mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.07mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	1.08mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	1.10mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.10mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	2d	24	1.15mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.15mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	2d	9	1.23mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.26mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	1.26mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	1.30mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.34mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.34mi

Listing history 30 events

1. 2026-06-18
   days on market $89,900 Active 23 DOM
2. 2026-06-17
   days on market $89,900 Active 22 DOM
3. 2026-06-16
   days on market $89,900 Active 21 DOM
4. 2026-06-15
   days on market $89,900 Active 20 DOM
5. 2026-06-13
   days on market $89,900 Active 18 DOM
6. 2026-06-13
   days on market $89,900 Active 17 DOM
7. 2026-06-09
   days on market $89,900 Active 14 DOM
8. 2026-06-08
   days on market $89,900 Active 13 DOM
9. 2026-06-07
   days on market $89,900 Active 12 DOM
10. 2026-06-04
    days on market $89,900 Active 9 DOM
11. 2026-06-03
    days on market $89,900 Active 8 DOM
12. 2026-06-02
    days on market $89,900 Active 7 DOM
13. 2026-06-01
    days on market $89,900 Active 6 DOM
14. 2026-05-31
    days on market $89,900 Active 5 DOM
15. 2026-05-26
    listed $89,900 Active

    Show marketing remark (397 chars)

    * * INVESTOR SPECIAL * * Cash flowing Tenant occupied opportunity - 3 Beds 1 Bath w/ Unfinished Basement, Large lot - Tenant month to month and always pays as agreed and on time. Great addition to expand your portfolio or great opportunity as a starter investment! Available independently or part of package w/ 26111 Yale, Inkster. Do not approach tenants without an appointment. Inquire today!

16. 2026-05-26
    listed $89,900 Active 397-char remark

    Show marketing remark (397 chars)

    * * INVESTOR SPECIAL * * Cash flowing Tenant occupied opportunity - 3 Beds 1 Bath w/ Unfinished Basement, Large lot - Tenant month to month and always pays as agreed and on time. Great addition to expand your portfolio or great opportunity as a starter investment! Available independently or part of package w/ 26111 Yale, Inkster. Do not approach tenants without an appointment. Inquire today!

17. 2022-04-26
    soldstatus $275,000
18. 2022-03-25
    soldstatus $68,750 Sold 17-char remark

    Show marketing remark (17 chars)

    SOLD SOLD SOLD!!!

19. 2022-03-25
    soldstatus $68,750 Closed

    Show marketing remark (17 chars)

    SOLD SOLD SOLD!!!

20. 2022-03-24
    status Pending 17-char remark

    Show marketing remark (17 chars)

    SOLD SOLD SOLD!!!

21. 2022-03-24
    listed $68,750 Active 17-char remark

    Show marketing remark (17 chars)

    SOLD SOLD SOLD!!!

22. 2022-03-24
    listed $68,750

    Show marketing remark (17 chars)

    SOLD SOLD SOLD!!!

23. 2022-03-24
    historical

    Show marketing remark (17 chars)

    SOLD SOLD SOLD!!!

24. 2018-05-25
    soldstatus $22,500 Sold
25. 2018-05-21
    status Pending
26. 2018-05-20
    status Pending
27. 2018-04-12
    listed $37,000 Active
28. 2018-04-12
    listed $37,000 Active
29. 2010-03-15
    soldstatus $8,000
30. 2010-02-22
    listed $7,500

ⓘ 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: $2,312 · $193/mo
• Projected year-2 tax: $2,312 · $193/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 · 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: $16,702
• − Mortgage interest: −$5,036
• − Property taxes: −$2,312
• − Insurance: −$450
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,615
• Taxable income: $3,618
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,908/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

+1098.7% since first listed

16 events — show timeline

• 2026-05-26 Listed $89,900 REALCOMP
• 2026-05-26 Listed $89,900 MiRealSource-MiMLS
• 2022-04-26 Sold (Public Records) $275,000 Public Records
• 2022-03-25 Sold (MLS) $68,750 MiRealSource-MiMLS
• 2022-03-25 Sold (MLS) $68,750 REALCOMP
• 2022-03-24 Pending — REALCOMP
• 2022-03-24 Listing Removed — MiRealSource-MiMLS
• 2022-03-24 Listed $68,750 MiRealSource-MiMLS
• 2022-03-24 Listed $68,750 REALCOMP
• 2018-05-25 Sold (MLS) $22,500 REALCOMP
• 2018-05-21 Pending — MiRealSource-MiMLS
• 2018-05-20 Pending — REALCOMP
• 2018-04-12 Listed $37,000 MiRealSource-MiMLS
• 2018-04-12 Listed $37,000 REALCOMP
• 2010-03-15 Sold (MLS) $8,000 REALCOMP
• 2010-02-22 Listed $7,500 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $2,312 · -26.8% YoY. Source: county tax records.