26147 Lehigh St · Inkster, MI 48141

$80,000

3 bd · 1.0 ba · 862 sqft · SingleFamily public records · 65 Days on market

Built 1954 5,227 sqft lot Est $116k · 31% under ↓ 6% since listing

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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

Welcome to 26147 Lehigh! This is a nice updated ranch home that has a NEW kitchen with white cabinets, NEW flooring, freshly painted in neutral tones, Updated bathroom with custom tile, NEW vinyl siding, most of the windows are NEW, third bedroom is connected to 2nd bedroom and could be office area or nursery, spacious yard, located close to shopping and freeways. hurry before its gone. property taxes are NON homestead. FHA and VA is OK!

Key facts

• 5,227 sq ft lot
• Built 1954
• Listed 65 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding exterior; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Paved road access; Pets allowed (cats and dogs); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 6 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 42% 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 $553 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 65 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.74% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.29%
• DSCR: 2.17
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $115,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26159 Stanford St	0.07mi	4/1.0 (+1)	850 (-1%)	2mo	$92,000	$108	88
26076 Colgate St	0.16mi	3/1.0	950 (+10%)	6mo	$111,610	$117	70
26656 Kitch St	0.57mi	3/1.0	909 (+6%)	5mo	$60,000	$66	60
25885 Currier St	0.47mi	3/1.0	936 (+9%)	5mo	$117,000	$125	59
25038 Annapolis St	0.69mi	2/1.0 (-1)	841 (-2%)	1mo	$125,000	$149	58
25046 Andover Dr	0.71mi	3/1.0	910 (+6%)	3mo	$140,000	$154	55
25716 Notre Dame St	0.71mi	2/1.0 (-1)	850 (-1%)	6mo	$105,000	$124	55
25007 Hopkins St	0.72mi	2/1.0 (-1)	841 (-2%)	4mo	$129,000	$153	54
25037 Hopkins St	0.68mi	2/1.0 (-1)	812 (-6%)	2mo	$159,900	$197	51
25036 Colgate St	0.70mi	3/1.0	945 (+10%)	1mo	$85,000	$90	50
26825 Kitch St	0.60mi	3/1.0	972 (+13%)	2mo	$130,000	$134	49
26131 Amherst St	0.56mi	3/1.0	988 (+15%)	3mo	$136,000	$138	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: 20.0%
• Equity multiple: 1.82×
• Total profit: $18,280
• Equity at exit: $11,928

10-year hold

• IRR: 28.3%
• Equity multiple: 3.50×
• Total profit: $56,102
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$420
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $491

Break-even live

Break-even rent $767

Max offer price $80,000

Occupancy floor 60%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.06mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.10mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.31mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.51mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.58mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.62mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.64mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.64mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.68mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.69mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	0.81mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.82mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.83mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	0.91mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	0.93mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.07mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	1.12mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	1.29mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	1.33mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.39mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	14d	1	1.42mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 65 DOM
2. 2026-06-17
   days on market $80,000 Active 64 DOM
3. 2026-06-16
   days on market $80,000 Active 63 DOM
4. 2026-06-15
   days on market $80,000 Active 62 DOM
5. 2026-06-13
   days on market $80,000 Active 60 DOM
6. 2026-06-13
   days on market $80,000 Active 59 DOM
7. 2026-06-09
   days on market $80,000 Active 56 DOM
8. 2026-06-08
   days on market $80,000 Active 55 DOM
9. 2026-06-07
   days on market $80,000 Active 54 DOM
10. 2026-06-04
    days on market $80,000 Active 51 DOM
11. 2026-06-03
    days on market $80,000 Active 50 DOM
12. 2026-06-02
    days on market $80,000 Active 49 DOM
13. 2026-06-01
    days on market $80,000 Active 48 DOM
14. 2026-05-31
    days on market $80,000 Active 47 DOM
15. 2026-05-12
    price $80,000 441-char remark

    Show marketing remark (441 chars)

    Welcome to 26147 Lehigh! This is a nice updated ranch home that has a NEW kitchen with white cabinets, NEW flooring, freshly painted in neutral tones, Updated bathroom with custom tile, NEW vinyl siding, most of the windows are NEW, third bedroom is connected to 2nd bedroom and could be office area or nursery, spacious yard, located close to shopping and freeways. hurry before its gone. property taxes are NON homestead. FHA and VA is OK!

16. 2026-05-11
    price $80,000
17. 2026-04-15
    listed $85,000 Active 441-char remark

    Show marketing remark (441 chars)

    Welcome to 26147 Lehigh! This is a nice updated ranch home that has a NEW kitchen with white cabinets, NEW flooring, freshly painted in neutral tones, Updated bathroom with custom tile, NEW vinyl siding, most of the windows are NEW, third bedroom is connected to 2nd bedroom and could be office area or nursery, spacious yard, located close to shopping and freeways. hurry before its gone. property taxes are NON homestead. FHA and VA is OK!

18. 2026-04-15
    listed $85,000 Active

    Show marketing remark (441 chars)

    Welcome to 26147 Lehigh! This is a nice updated ranch home that has a NEW kitchen with white cabinets, NEW flooring, freshly painted in neutral tones, Updated bathroom with custom tile, NEW vinyl siding, most of the windows are NEW, third bedroom is connected to 2nd bedroom and could be office area or nursery, spacious yard, located close to shopping and freeways. hurry before its gone. property taxes are NON homestead. FHA and VA is OK!

19. 2026-04-14
    historical $85,000 441-char remark

    Show marketing remark (441 chars)

    Welcome to 26147 Lehigh! This is a nice updated ranch home that has a NEW kitchen with white cabinets, NEW flooring, freshly painted in neutral tones, Updated bathroom with custom tile, NEW vinyl siding, most of the windows are NEW, third bedroom is connected to 2nd bedroom and could be office area or nursery, spacious yard, located close to shopping and freeways. hurry before its gone. property taxes are NON homestead. FHA and VA is OK!

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 · 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: $16,656
• − Mortgage interest: −$4,481
• − Property taxes: −$1,834
• − Insurance: −$400
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,327
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,702/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

-5.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $80,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $80,000 REALCOMP
• 2026-04-15 Listed $85,000 MiRealSource-MiMLS
• 2026-04-15 Listed $85,000 REALCOMP
• 2026-04-14 Coming Soon $85,000 MiRealSource-MiMLS

Property tax history

-3.6%/yr

Latest (2025): $1,834 · -15.3% YoY. Source: county tax records.