27095 Colgate St · Inkster, MI 48141

$145,000

4 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 14 Days on market

Built 1963 0.25 ac lot Est $141k · at est. ↓ 14% since listing

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Why this score? — see what drove the D+ 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 +17.8/30.0
• ARV discount +6.2/15.0
• 1% rule +5.6/10.0
• DSCR +5.6/10.0
• 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

Welcome home to this nicely maintained 4 bedroom brick tri-leevel in the Watsonia Park Subdivision. 3 bedrooms up and one on the lower level and 2 full baths. This home boasts a large living room and family room with a natural fireplace, sunroom, and a deep large lot with a 2 car gagrage.

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1963

Property features AI

Finance

• Other: Property listed by Century 21 Curran & Oberski

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Ground-level entry with steps; One main story above grade
• Construction: Brick and vinyl siding exterior; Below-grade finished area present
• Exterior features: Private maintained road; Private road frontage; Lot roughly 80 x 135 (0.25 acre)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.3% vs local median 9.3% in Inkster — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 146 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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).
• At $1,541/mo this rent would consume 47% of the median local household income ($39k/yr) (locally 1558% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 23y 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 $53k; list at $145k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $140,996
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26718 Penn St	0.46mi	4/1.5	1,296 (-7%)	2mo	$39,900	$31	65
3140 Moore St	0.69mi	4/1.0	1,428 (+2%)	6mo	$136,610	$96	57
27523 Powers St	0.58mi	4/2.0	1,484 (+6%)	6mo	$187,000	$126	56
3240 Spruce St	0.73mi	3/1.0 (-1)	1,353 (-3%)	2mo	$151,000	$112	52
27305 Norfolk St	0.70mi	5/2.0 (+1)	1,440 (+3%)	4mo	$92,000	$64	52
3111 Moore St	0.71mi	3/1.5 (-1)	1,359 (-3%)	8mo	$195,000	$143	51
5172 Hazel St	0.49mi	3/1.5 (-1)	1,260 (-10%)	6mo	$155,000	$123	51
3441 John Daly Rd	0.54mi	3/1.0 (-1)	1,569 (+12%)	2mo	$75,000	$48	46
26210 Carlysle St	0.61mi	3/1.5 (-1)	1,245 (-11%)	4mo	$137,000	$110	45
26206 Kitch St	0.64mi	3/1.5 (-1)	1,245 (-11%)	5mo	$88,000	$71	42
4149 Harriet St	0.73mi	3/1.5 (-1)	1,236 (-12%)	9mo	$125,000	$101	34
3033 Williams St	0.75mi	3/1.0 (-1)	1,200 (-14%)	3mo	$120,000	$100	32

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: 0.61×
• Total profit: $-15,941
• Equity at exit: $21,620

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,140
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$760
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $119

Break-even live

Break-even rent $1,391

Max offer price $145,000

Occupancy floor 87%

Sensitivity live

Price	-10% $201	-5% $160	+0% $119	+5% $78	+10% $36
Rent	-10% $-3	-5% $58	+0% $119	+5% $179	+10% $240
Rate	-1.0pp $192	-0.5pp $155	base $119	+0.5pp $81	+1.0pp $43

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.45mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	0.46mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	0d	1	0.57mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	0.57mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	16d	1	0.80mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	0.84mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	0.92mi
25699 Pennie St Dearborn Heights, MI	3.0	1.0	1699	$1,600	$0.94	0d	1	1.00mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	1.14mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	13d	1	1.42mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	3d	1	1.50mi

Listing history 47 events

1. 2026-06-15
   statusdays on market $145,000 Pending 14 DOM
2. 2026-06-13
   days on market $145,000 Active 13 DOM
3. 2026-06-13
   days on market $145,000 Active 12 DOM
4. 2026-06-09
   days on market $145,000 Active 9 DOM
5. 2026-06-08
   days on market $145,000 Active 8 DOM
6. 2026-06-07
   days on market $145,000 Active 7 DOM
7. 2026-06-04
   days on market $145,000 Active 4 DOM
8. 2026-06-03
   days on market $145,000 Active 3 DOM
9. 2026-06-02
   days on market $145,000 Active 2 DOM
10. 2026-06-01
    remarks 311-char remark
11. 2026-06-01
    status $145,000 Active 1 DOM
12. 2026-05-02
    status Pending 289-char remark

    Show marketing remark (289 chars)

    Welcome home to this nicely maintained 4 bedroom brick tri-leevel in the Watsonia Park Subdivision. 3 bedrooms up and one on the lower level and 2 full baths. This home boasts a large living room and family room with a natural fireplace, sunroom, and a deep large lot with a 2 car gagrage.

13. 2026-05-02
    status Pending

    Show marketing remark (289 chars)

    Welcome home to this nicely maintained 4 bedroom brick tri-leevel in the Watsonia Park Subdivision. 3 bedrooms up and one on the lower level and 2 full baths. This home boasts a large living room and family room with a natural fireplace, sunroom, and a deep large lot with a 2 car gagrage.

14. 2026-04-30
    listed $145,000 Active 289-char remark

    Show marketing remark (289 chars)

    Welcome home to this nicely maintained 4 bedroom brick tri-leevel in the Watsonia Park Subdivision. 3 bedrooms up and one on the lower level and 2 full baths. This home boasts a large living room and family room with a natural fireplace, sunroom, and a deep large lot with a 2 car gagrage.

15. 2026-04-30
    listed $145,000 Active

    Show marketing remark (289 chars)

    Welcome home to this nicely maintained 4 bedroom brick tri-leevel in the Watsonia Park Subdivision. 3 bedrooms up and one on the lower level and 2 full baths. This home boasts a large living room and family room with a natural fireplace, sunroom, and a deep large lot with a 2 car gagrage.

16. 2017-06-14
    soldstatus $53,000
17. 2017-06-01
    soldstatus $53,000 170-char remark

    Show marketing remark (170 chars)

    Great home on a nice block. Well maintained. Large lot. Land contract term available. Land Contract Sale Price $55,000. $10,000 down, 8% interest, $545.97, 3-year Ballon.

18. 2017-06-01
    soldstatus $53,000 Closed

    Show marketing remark (170 chars)

    Great home on a nice block. Well maintained. Large lot. Land contract term available. Land Contract Sale Price $55,000. $10,000 down, 8% interest, $545.97, 3-year Ballon.

19. 2017-03-10
    status Pending
20. 2017-03-10
    status Active
21. 2017-01-10
    status Pending
22. 2016-11-16
    price $52,000
23. 2016-09-29
    price $55,900
24. 2016-08-30
    listed $59,900 Active

    Show marketing remark (170 chars)

    Great home on a nice block. Well maintained. Large lot. Land contract term available. Land Contract Sale Price $55,000. $10,000 down, 8% interest, $545.97, 3-year Ballon.

25. 2016-08-30
    listed $52,000 170-char remark

    Show marketing remark (170 chars)

    Great home on a nice block. Well maintained. Large lot. Land contract term available. Land Contract Sale Price $55,000. $10,000 down, 8% interest, $545.97, 3-year Ballon.

26. 2009-06-01
    soldstatus $21,117
27. 2009-04-22
    listed $14,900
28. 2006-06-13
    soldstatus $153,000
29. 2004-11-04
    historical
30. 2004-10-27
    listed $154,900
31. 2004-10-27
    historical
32. 2004-10-11
    listed $154,900
33. 2004-10-11
    historical
34. 2004-09-24
    listed $154,900
35. 2004-09-24
    historical
36. 2004-06-17
    historical
37. 2004-06-09
    listed $159,900
38. 2004-06-09
    historical
39. 2004-05-14
    listed $159,900
40. 2004-05-14
    historical
41. 2004-04-17
    listed $164,900
42. 2004-04-17
    historical
43. 2004-03-17
    listed $164,900
44. 2004-03-17
    listed $164,900
45. 2004-03-11
    listed $164,900
46. 2004-01-30
    historical
47. 2003-07-01
    listed $167,900

ⓘ 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: $3,337 · $278/mo
• Projected year-2 tax: $3,337 · $278/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: $18,492
• − Mortgage interest: −$8,122
• − Property taxes: −$3,337
• − Insurance: −$725
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,218
• Taxable loss: −$868
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,631/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

-13.6% since first listed

36 events — show timeline

• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-04-30 Listed $145,000 REALCOMP
• 2026-04-30 Listed $145,000 MiRealSource-MiMLS
• 2017-06-14 Sold (Public Records) $53,000 Public Records
• 2017-06-01 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2017-06-01 Sold (MLS) $53,000 REALCOMP
• 2017-03-10 Pending — MiRealSource-MiMLS
• 2017-03-10 Relisted — MiRealSource-MiMLS
• 2017-01-10 Pending — MiRealSource-MiMLS
• 2016-11-16 Price Changed $52,000 MiRealSource-MiMLS
• 2016-09-29 Price Changed $55,900 MiRealSource-MiMLS
• 2016-08-30 Listed $59,900 MiRealSource-MiMLS
• 2016-08-30 Listed $52,000 REALCOMP
• 2009-06-01 Sold (MLS) $21,117 REALCOMP
• 2009-04-22 Listed $14,900 REALCOMP
• 2006-06-13 Sold (Public Records) $153,000 Public Records
• 2004-11-04 Listing Removed — REALCOMP
• 2004-10-27 Listing Removed — REALCOMP
• 2004-10-27 Listed $154,900 REALCOMP
• 2004-10-11 Listing Removed — REALCOMP
• 2004-10-11 Listed $154,900 REALCOMP
• 2004-09-24 Listing Removed — REALCOMP
• 2004-09-24 Listed $154,900 REALCOMP
• 2004-06-17 Listing Removed — MiRealSource-MiMLS
• 2004-06-09 Listing Removed — REALCOMP
• 2004-06-09 Listed $159,900 REALCOMP
• 2004-05-14 Listing Removed — REALCOMP
• 2004-05-14 Listed $159,900 REALCOMP
• 2004-04-17 Listing Removed — REALCOMP
• 2004-04-17 Listed $164,900 REALCOMP
• 2004-03-17 Listed $164,900 REALCOMP
• 2004-03-17 Listed $164,900 MiRealSource-MiMLS
• 2004-03-11 Listed $164,900 REALCOMP
• 2004-01-30 Listing Removed — REALCOMP
• 2003-07-01 Listed $167,900 REALCOMP

Property tax history

+0.8%/yr

Latest (2025): $3,337 · +56.6% YoY. Source: county tax records.