3902 Isabelle St · Inkster, MI 48141

$77,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 27 Days on market

Built 1924 0.36 ac lot Est $88k · 12% 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 +13.1/15.0
• 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 +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bringing a unique style and good bones, this brick ranch is ready for move in! Featuring an open kitchen with bartop plus dining nook with a bay window. 3 cozy bedrooms including a larger master bed and comfortable carpet flooring. A spacious bathroom with a newer vanity and flooring. Newer roof. Multiple lot yard space allows plenty of room for kids, pets, or entertaining.

Key facts

• Newer roof
• Bay window
• Spacious bathroom

Tags

• OPEN KITCHEN
• DINING NOOK
• BAY WINDOW
• SPACIOUS BATHROOM
• NEWER VANITY
• NEWER ROOF

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.36 acres (140 x 111)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 9.8% 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.
• Taylor School District (urban): math 14% / reading 27% proficiency, ranked #462 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 142 active listings in the ZIP; 10 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 40% 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 $532 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 27y 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.
• Current owner paid $58k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,845 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.71% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.17%
• DSCR: 2.21
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $88,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 Hickory St	0.41mi	3/1.0	880 (0%)	4mo	$104,000	$118	78
4133 Moore St	0.54mi	3/1.0	854 (-3%)	1mo	$106,000	$124	69
3826 Inkster Rd	0.61mi	3/1.5	880 (0%)	4mo	$23,000	$26	66
3831 Spring Hill Ave	0.03mi	3/1.0	1,007 (+14%)	16mo	$102,000	$101	62
3616 Spring Hill Ave	0.19mi	3/1.0	750 (-15%)	8mo	$75,000	$100	60
3160 Ash St	0.51mi	3/1.0	841 (-4%)	10mo	$115,000	$137	60
4115 Williams St	0.49mi	3/1.5	872 (-1%)	20mo	$85,000	$97	57
3262 Moore St	0.63mi	3/1.0	871 (-1%)	16mo	$80,000	$92	55
3512 Hickory St	0.40mi	2/1.0 (-1)	782 (-11%)	4mo	$45,000	$58	55
4135 Allen St	0.60mi	3/1.0	972 (+10%)	1mo	$40,000	$41	54
3155 Walnut St	0.50mi	2/1.0 (-1)	804 (-9%)	5mo	$116,000	$144	53
3220 Irene St	0.44mi	3/1.0	980 (+11%)	16mo	$45,000	$46	47

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $18,581
• Equity at exit: $11,481

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $56,071
• Equity at exit: $6,658

Cash invested: $21,560 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$404
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $488

Break-even live

Break-even rent $696

Max offer price $77,000

Occupancy floor 58%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	0.15mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.21mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	0.27mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	0.44mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.82mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	1.06mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	1.08mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	1.23mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	1.23mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.41mi

Listing history 50 events

1. 2026-06-18
   days on market $77,000 Active 27 DOM
2. 2026-06-17
   days on market $77,000 Active 26 DOM
3. 2026-06-16
   days on market $77,000 Active 25 DOM
4. 2026-06-15
   days on market $77,000 Active 24 DOM
5. 2026-06-13
   days on market $77,000 Active 22 DOM
6. 2026-06-13
   days on market $77,000 Active 21 DOM
7. 2026-06-09
   days on market $77,000 Active 18 DOM
8. 2026-06-08
   pricedays on market $77,000 Active 17 DOM
9. 2026-06-07
   days on market $80,000 Active 16 DOM
10. 2026-06-04
    days on market $80,000 Active 13 DOM
11. 2026-06-03
    days on market $80,000 Active 12 DOM
12. 2026-06-02
    days on market $80,000 Active 11 DOM
13. 2026-06-01
    days on market $80,000 Active 10 DOM
14. 2026-05-31
    days on market $80,000 Active 9 DOM
15. 2026-05-18
    listed $80,000 Active 376-char remark

    Show marketing remark (376 chars)

    Bringing a unique style and good bones, this brick ranch is ready for move in! Featuring an open kitchen with bartop plus dining nook with a bay window. 3 cozy bedrooms including a larger master bed and comfortable carpet flooring. A spacious bathroom with a newer vanity and flooring. Newer roof. Multiple lot yard space allows plenty of room for kids, pets, or entertaining.

16. 2026-05-18
    listed $80,000 Active

    Show marketing remark (376 chars)

    Bringing a unique style and good bones, this brick ranch is ready for move in! Featuring an open kitchen with bartop plus dining nook with a bay window. 3 cozy bedrooms including a larger master bed and comfortable carpet flooring. A spacious bathroom with a newer vanity and flooring. Newer roof. Multiple lot yard space allows plenty of room for kids, pets, or entertaining.

17. 2024-06-11
    soldstatus $58,000
18. 2024-05-13
    soldstatus $58,000 Sold 272-char remark

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

19. 2024-05-13
    soldstatus $58,000 Closed

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

20. 2024-03-04
    status Pending

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

21. 2024-03-04
    status Pending 272-char remark

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

22. 2024-02-13
    status Active

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

23. 2024-02-13
    status Active 272-char remark

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

24. 2024-02-07
    historical Accepting Backup Offers

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

25. 2024-02-07
    historical Accepting Backup Offers 272-char remark

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

26. 2024-01-19
    price $58,000
27. 2024-01-18
    price $58,000 272-char remark

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

28. 2023-12-19
    listed $65,000 Active 272-char remark

    Show marketing remark (272 chars)

    Open Floor Plan ranch home! 3 bedrooms. Large bathroom. 1st floor laundry. Large lot on a good looking block. House needs some TLC. Sorry land contracts are not accepted. House qualifies for MSHDA down payment assistance of $10,000.00. Sorry no FHA or VA as selling as-is.

29. 2023-12-18
    listed $65,000 Active
30. 2020-09-19
    historical
31. 2020-09-18
    historical
32. 2020-01-21
    price $65,500
33. 2020-01-20
    price $65,500
34. 2019-09-19
    listed $71,500 Active
35. 2019-09-19
    listed $71,500 Active
36. 2017-05-12
    historical
37. 2017-05-12
    historical
38. 2017-05-11
    status Active
39. 2017-05-11
    status Active
40. 2017-05-10
    status Pending
41. 2017-05-10
    status Pending
42. 2017-04-28
    listed $30,000 Active
43. 2017-04-28
    listed $30,000 Active
44. 2012-12-01
    historical
45. 2012-12-01
    historical
46. 2012-09-05
    historical
47. 2012-09-05
    historical
48. 2012-09-01
    listed $5,000
49. 2012-09-01
    listed $5,000
50. 2012-04-05
    listed $5,000

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,366 · $114/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: $15,765
• − Mortgage interest: −$4,313
• − Property taxes: −$1,366
• − Insurance: −$385
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,240
• Taxable income: $4,939
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,673/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: Taylor School District
• NCES district ID: 2633540
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $43,062
• Composite: 17.62/100
• National rank: #9034
• State rank: #462 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

+281.0% since first listed

59 events — show timeline

• 2026-05-18 Listed $80,000 REALCOMP
• 2026-05-18 Listed $80,000 MiRealSource-MiMLS
• 2024-06-11 Sold (Public Records) $58,000 Public Records
• 2024-05-13 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2024-05-13 Sold (MLS) $58,000 REALCOMP
• 2024-03-04 Pending — MiRealSource-MiMLS
• 2024-03-04 Pending — REALCOMP
• 2024-02-13 Relisted — MiRealSource-MiMLS
• 2024-02-13 Relisted — REALCOMP
• 2024-02-07 Contingent — MiRealSource-MiMLS
• 2024-02-07 Contingent — REALCOMP
• 2024-01-19 Price Changed $58,000 MiRealSource-MiMLS
• 2024-01-18 Price Changed $58,000 REALCOMP
• 2023-12-19 Listed $65,000 REALCOMP
• 2023-12-18 Listed $65,000 MiRealSource-MiMLS
• 2020-09-19 Listing Removed — REALCOMP
• 2020-09-18 Listing Removed — MiRealSource-MiMLS
• 2020-01-21 Price Changed $65,500 MiRealSource-MiMLS
• 2020-01-20 Price Changed $65,500 REALCOMP
• 2019-09-19 Listed $71,500 MiRealSource-MiMLS
• 2019-09-19 Listed $71,500 REALCOMP
• 2017-05-12 Listing Removed — REALCOMP
• 2017-05-12 Listing Removed — MiRealSource-MiMLS
• 2017-05-11 Relisted — MiRealSource-MiMLS
• 2017-05-11 Relisted — REALCOMP
• 2017-05-10 Pending — MiRealSource-MiMLS
• 2017-05-10 Pending — REALCOMP
• 2017-04-28 Listed $30,000 MiRealSource-MiMLS
• 2017-04-28 Listed $30,000 REALCOMP
• 2012-12-01 Listing Removed — REALCOMP
• 2012-12-01 Listing Removed — MiRealSource-MiMLS
• 2012-09-05 Listing Removed — MiRealSource-MiMLS
• 2012-09-05 Listing Removed — REALCOMP
• 2012-09-01 Listed $5,000 REALCOMP
• 2012-09-01 Listed $5,000 MiRealSource-MiMLS
• 2012-04-05 Listed $5,000 MiRealSource-MiMLS
• 2012-04-05 Listed $5,000 REALCOMP
• 2005-09-15 Listing Removed — MiRealSource-MiMLS
• 2005-07-28 Listing Removed — REALCOMP
• 2005-03-15 Listed $71,000 REALCOMP
• 2005-03-15 Listed $71,000 MiRealSource-MiMLS
• 2004-12-17 Listing Removed — REALCOMP
• 2004-08-31 Listing Removed — REALCOMP
• 2004-08-06 Listed $61,000 REALCOMP
• 2004-06-17 Listed $62,000 REALCOMP
• 2004-06-08 Listing Removed — REALCOMP
• 2004-02-11 Listed $62,000 REALCOMP
• 2003-09-26 Sold (MLS) $12,500 REALCOMP
• 2003-09-26 Sold (MLS) $12,500 REALCOMP
• 2003-09-26 Sold (MLS) $12,500 MiRealSource-MiMLS
• 2003-07-30 Listing Removed — MiRealSource-MiMLS
• 2003-07-01 Listed $14,900 REALCOMP
• 2003-03-17 Listed $12,500 REALCOMP
• 2003-03-17 Listed $12,500 MiRealSource-MiMLS
• 2002-12-06 Sold (Public Records) $37,500 Public Records
• 2002-07-08 Sold (Public Records) $64,000 Public Records
• 2000-03-06 Sold (Public Records) $19,900 Public Records
• 2000-01-20 Sold (MLS) $19,900 REALCOMP
• 1999-07-03 Listed $21,000 REALCOMP

Property tax history

+1.2%/yr

Latest (2025): $1,366 · +160.4% YoY. Source: county tax records.