26872 Colgate St · Inkster, MI 48141

$72,500

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 108 Days on market

Built 1954 5,663 sqft lot Est $77k · 6% under

---

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 +10.2/15.0
• 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

2-bedroom, 1-bath home with a basement, perfect for a buyer looking to build equity or an investor seeking their next opportunity. This home offers a comfortable layout with a spacious kitchen, living area, dining room , and nicely sized bedrooms that provide plenty of room to grow. Priced accordingly - bring your vision, creativity, and contractor to make this home your own. Whether you're a first-time buyer willing to do some work or an investor adding to your portfolio, this property has strong potential. Home is being sold as-is.

Key facts

• 5,663 sq ft lot
• Built 1954
• Listed 108 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Ground-level entry with steps; One story
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (40 x 145.82)

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: One-level layout; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 18 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 37% 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 $501 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,975 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.67% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $77,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26389 Annapolis St	0.38mi	2/1.0	729 (-4%)	9mo	$126,500	$174	68
3887 Moore Ave	0.44mi	2/1.0	736 (-3%)	10mo	$73,000	$99	66
27045 Yale St	0.61mi	2/1.0	720 (-5%)	0mo	$80,000	$111	63
27233 New York St	0.59mi	2/1.0	720 (-5%)	3mo	$85,000	$118	62
26641 New York St	0.55mi	2/1.0	720 (-5%)	5mo	$66,000	$92	62
26241 Annapolis St	0.45mi	2/1.0	696 (-8%)	6mo	$54,500	$78	61
27053 Norfolk St	0.67mi	2/1.0	720 (-5%)	4mo	$71,500	$99	57
26252 Eton Ave	0.52mi	2/1.0	696 (-8%)	8mo	$123,000	$177	56
27304 New York St	0.62mi	2/1.0	720 (-5%)	10mo	$55,000	$76	55
27030 Kitch St	0.33mi	3/1.0 (+1)	832 (+10%)	12mo	$85,000	$102	53
4133 Moore St	0.44mi	3/1.0 (+1)	854 (+13%)	1mo	$106,000	$124	52
25866 Andover St	0.61mi	2/1.0	696 (-8%)	9mo	$48,000	$69	50

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: 22.8%
• Equity multiple: 1.93×
• Total profit: $18,955
• Equity at exit: $10,810

10-year hold

• IRR: 30.7%
• Equity multiple: 3.75×
• Total profit: $55,869
• Equity at exit: $6,268

Cash invested: $20,300 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$380
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $483

Break-even live

Break-even rent $596

Max offer price $72,500

Occupancy floor 55%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.27mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.39mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.41mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.42mi
27149 Penn St Inkster, MI	1.0	1.0	846	$650	$0.77	17d	1	0.42mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.52mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.77mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	0.88mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.93mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	0.96mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.96mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.99mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	1.03mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.03mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	1.15mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	1.26mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.34mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $72,500 Active 108 DOM
2. 2026-06-17
   days on market $72,500 Active 107 DOM
3. 2026-06-16
   days on market $72,500 Active 106 DOM
4. 2026-06-15
   days on market $72,500 Active 105 DOM
5. 2026-06-13
   days on market $72,500 Active 103 DOM
6. 2026-06-13
   days on market $72,500 Active 102 DOM
7. 2026-06-09
   days on market $72,500 Active 99 DOM
8. 2026-06-08
   days on market $72,500 Active 98 DOM
9. 2026-06-07
   days on market $72,500 Active 97 DOM
10. 2026-06-04
    days on market $72,500 Active 94 DOM
11. 2026-06-03
    days on market $72,500 Active 93 DOM
12. 2026-06-02
    days on market $72,500 Active 92 DOM
13. 2026-06-01
    days on market $72,500 Active 91 DOM
14. 2026-05-31
    days on market $72,500 Active 90 DOM
15. 2026-03-02
    listed $72,500 Active

    Show marketing remark (539 chars)

    2-bedroom, 1-bath home with a basement, perfect for a buyer looking to build equity or an investor seeking their next opportunity. This home offers a comfortable layout with a spacious kitchen, living area, dining room , and nicely sized bedrooms that provide plenty of room to grow. Priced accordingly - bring your vision, creativity, and contractor to make this home your own. Whether you're a first-time buyer willing to do some work or an investor adding to your portfolio, this property has strong potential. Home is being sold as-is.

16. 2026-03-02
    listed $72,500 Active 539-char remark

    Show marketing remark (539 chars)

    2-bedroom, 1-bath home with a basement, perfect for a buyer looking to build equity or an investor seeking their next opportunity. This home offers a comfortable layout with a spacious kitchen, living area, dining room , and nicely sized bedrooms that provide plenty of room to grow. Priced accordingly - bring your vision, creativity, and contractor to make this home your own. Whether you're a first-time buyer willing to do some work or an investor adding to your portfolio, this property has strong potential. Home is being sold as-is.

17. 2025-09-18
    historical
18. 2025-09-18
    historical
19. 2025-09-16
    price $69,900
20. 2025-09-15
    price $69,900
21. 2025-09-09
    price $73,000
22. 2025-09-08
    price $73,000
23. 2025-09-04
    listed $75,000 Active
24. 2025-09-04
    listed $75,000 Active
25. 2025-08-31
    historical
26. 2025-04-15
    soldstatus $65,000

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$197/yr (+$16/mo · 27.3%)

ⓘ 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: $14,486
• − Mortgage interest: −$4,061
• − Property taxes: −$722
• − Insurance: −$362
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,109
• Taxable income: $4,913
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $4,617/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

+11.5% since first listed

12 events — show timeline

• 2026-03-02 Listed $72,500 REALCOMP
• 2026-03-02 Listed $72,500 MiRealSource-MiMLS
• 2025-09-18 Listing Removed — MiRealSource-MiMLS
• 2025-09-18 Listing Removed — REALCOMP
• 2025-09-16 Price Changed $69,900 MiRealSource-MiMLS
• 2025-09-15 Price Changed $69,900 REALCOMP
• 2025-09-09 Price Changed $73,000 MiRealSource-MiMLS
• 2025-09-08 Price Changed $73,000 REALCOMP
• 2025-09-04 Listed $75,000 MiRealSource-MiMLS
• 2025-09-04 Listed $75,000 REALCOMP
• 2025-08-31 Coming Soon — MiRealSource-MiMLS
• 2025-04-15 Sold (Public Records) $65,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $722 · -67.2% YoY. Source: county tax records.