3158 Hickory St · Inkster, MI 48141

$89,800

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 6 Days on market

Built 1953 3,920 sqft lot $82/sqft · 23% above area Est $73k · 23% over

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Why this score? — see what drove the C 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 +28.9/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled 3-bedroom, 1-bath home at This move-in ready property features updated flooring, fresh paint, and a modern kitchenn , new plumbing and a new furnace Bright living spaces and a spacious yard make it perfect for comfortable living or investment. Conveniently located near schools, shopping, and major roads--don't miss this great opportunity! priced to sell

Key facts

• Remodeled
• New furnace
• New plumbing

Tags

• REMODELED
• UPDATED FLOORING
• FRESH PAINT
• MODERN KITCHEN
• NEW PLUMBING
• NEW FURNACE

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 $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $621 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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 $16k; list at $90k implies a 461% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,800

Questions for the listing agent

1. Built in 1953 — 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: 1.57% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 5.3

CMA / ARV

• ARV (median comp): $72,725
• List price: $89,800
• Delta: 23.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3543 Spring Hill Ave	0.38mi	3/1.0	1,097 (-0%)	3mo	$108,000	$98	79
3135 Harrison St	0.14mi	2/1.0 (-1)	1,049 (-5%)	4mo	$47,000	$45	78
3579 Ash St	0.27mi	4/1.0 (+1)	1,050 (-4%)	1mo	$140,000	$133	74
3033 Williams St	0.19mi	3/1.0	1,200 (+9%)	3mo	$120,000	$100	74
3514 Spruce St	0.21mi	4/1.0 (+1)	1,148 (+4%)	7mo	$71,000	$62	72
3829 Walnut St	0.47mi	3/1.0	1,070 (-3%)	2mo	$128,000	$120	72
4005 Moore St	0.59mi	3/1.0	1,100 (0%)	2mo	$46,000	$42	71
27018 Kitch St	0.65mi	3/1.0	1,112 (+1%)	7mo	$116,000	$104	62
2500 Weithoff Ct	0.61mi	3/1.0	1,050 (-4%)	3mo	$125,000	$119	61
4135 Allen St	0.70mi	3/1.0	972 (-12%)	1mo	$40,000	$41	47
27848 Rosewood St	0.72mi	3/1.0	1,000 (-9%)	7mo	$127,000	$127	46
1909 Justine St	0.54mi	3/2.0	1,256 (+14%)	6mo	$38,000	$30	43

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,827
• Equity at exit: $13,389

10-year hold

• IRR: 14.4%
• Equity multiple: 2.17×
• Total profit: $29,338
• Equity at exit: $7,764

Cash invested: $25,144 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$471
• Tax from tax record: −$302 /mo · $3,620/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $303

Break-even live

Break-even rent $1,025

Max offer price $89,800

Occupancy floor 73%

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: $22,450
• Closing costs: $2,694
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	2d	1	0.12mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.59mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	14d	1	0.67mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.72mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	0.75mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.80mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	4d	1	0.83mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.02mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.10mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	1.11mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	1.11mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	1.20mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	4d	1	1.32mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	1.34mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	1.36mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	1d	1	1.39mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	10d	1	1.41mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.42mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	1.47mi

Listing history 28 events

1. 2026-06-04
   pricedays on market $89,800 Active 6 DOM
2. 2026-06-03
   days on market $89,900 Active 5 DOM
3. 2026-06-02
   days on market $89,900 Active 4 DOM
4. 2026-06-01
   days on market $89,900 Active 3 DOM
5. 2026-05-31
   days on market $89,900 Active 2 DOM
6. 2026-05-13
   price $89,900 371-char remark
7. 2026-05-13
   price $89,900 371-char remark
8. 2026-05-13
   price $89,900
9. 2026-04-16
   price $99,900 371-char remark
10. 2026-04-16
    price $99,900 371-char remark
11. 2026-04-16
    price $99,900
12. 2026-04-09
    listed $104,900 Active 371-char remark
13. 2026-04-09
    listed $104,900 Active
14. 2026-04-09
    listed $104,900 Active 371-char remark
15. 2026-04-09
    historical $104,900 371-char remark
16. 2026-04-09
    historical $104,900
17. 2026-04-07
    historical
18. 2026-04-07
    historical
19. 2026-03-23
    listed $119,900 Active
20. 2026-03-23
    listed $119,900 Active
21. 2018-03-27
    soldstatus $16,000 Sold
22. 2018-03-27
    soldstatus $16,000 Closed
23. 2018-03-24
    status Pending
24. 2018-03-24
    status Pending
25. 2018-03-23
    listed $16,000 Active
26. 2018-03-23
    listed $16,000 Active
27. 2007-12-02
    historical
28. 2007-01-02
    listed $2,900

ⓘ 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: $3,620 · $302/mo
• Projected year-2 tax: $3,620 · $302/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $16,909
• − Mortgage interest: −$5,030
• − Property taxes: −$3,620
• − Insurance: −$449
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,612
• Taxable income: $2,492
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,040/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

+2996.6% since first listed

30 events — show timeline

• 2026-06-06 Listing Removed — MiRealSource-MiMLS
• 2026-06-05 Listing Removed — REALCOMP
• 2026-06-03 Price Changed $89,800 MiRealSource-MiMLS
• 2026-06-03 Price Changed $89,800 REALCOMP
• 2026-06-03 Price Changed $89,800 SW Michigan MLS
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-29 Listing Removed — REALCOMP
• 2026-05-29 Listed $89,900 REALCOMP
• 2026-05-29 Listed $89,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $89,900 REALCOMP
• 2026-05-13 Price Changed $89,900 SW Michigan MLS
• 2026-04-16 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $99,900 REALCOMP
• 2026-04-16 Price Changed $99,900 SW Michigan MLS
• 2026-04-09 Listed $104,900 REALCOMP
• 2026-04-09 Listed $104,900 MiRealSource-MiMLS
• 2026-04-09 Coming Soon — MiRealSource-MiMLS
• 2026-04-07 Listing Removed — REALCOMP
• 2026-04-07 Listing Removed — MiRealSource-MiMLS
• 2026-03-23 Listed $119,900 REALCOMP
• 2026-03-23 Listed $119,900 MiRealSource-MiMLS
• 2018-03-27 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2018-03-27 Sold (MLS) $16,000 REALCOMP
• 2018-03-24 Pending — MiRealSource-MiMLS
• 2018-03-24 Pending — REALCOMP
• 2018-03-23 Listed $16,000 MiRealSource-MiMLS
• 2018-03-23 Listed $16,000 REALCOMP
• 2007-12-02 Listing Removed — REALCOMP
• 2007-01-02 Listed $2,900 REALCOMP

Property tax history

+4.6%/yr

Latest (2025): $3,620 · +11.2% YoY. Source: county tax records.