26531 Sunningdale Dr · Inkster, MI 48141

$130,000

3 bd · 1.5 ba · 1,081 sqft · SingleFamily public records · 25 Days on market

Built 1943 6,534 sqft lot Est $138k · 6% under

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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 +25.5/30.0
• ARV discount +10.2/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• 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 home!! Discover a rare gem in Inkster! This 3-bedroom, 1.1-bath home boasts spacious rooms, a large yard, and stunning curb appeal. With numerous updates throughout, a huge basement ready for your ideas, and move-in-ready convenience, this is a must-see property. Perfect for a first-time home buyer! Featuring a quiet neighborhood. Don't miss out!

Key facts

• Huge basement
• Large yard
• Quiet neighborhood

Tags

• LARGE YARD
• HUGE BASEMENT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior construction
• Construction: Brick construction; Partially finished basement
• Exterior features: Paved road access; Lot dimensions approximately 50 x 130 (0.15 acre)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

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; 15 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).
• At $1,484/mo this rent would consume 45% 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 $899 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

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 13y 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 $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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: 1.14% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $138,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1088 Arlington St	0.19mi	3/1.0	1,076 (-0%)	4mo	$137,500	$128	85
26323 Kean St	0.52mi	3/1.0	1,080 (-0%)	1mo	$130,000	$120	73
784 Patterson Ct	0.26mi	3/2.0	1,140 (+6%)	6mo	$170,000	$149	72
26508 Monticello St	0.29mi	3/1.0	1,150 (+6%)	6mo	$125,000	$109	68
363 Sherbourne St	0.72mi	3/1.5	1,030 (-5%)	1mo	$160,000	$155	57
2500 Weithoff Ct	0.73mi	3/1.0	1,050 (-3%)	3mo	$125,000	$119	56
26280 W Hills Dr	0.31mi	3/1.0	930 (-14%)	6mo	$87,000	$94	55
212 Shadowlawn St	0.56mi	3/1.0	1,000 (-8%)	6mo	$145,000	$145	54
112 Brentwood St	0.70mi	3/1.0	994 (-8%)	1mo	$164,000	$165	51
26628 Oakland St	0.38mi	3/1.0	921 (-15%)	6mo	$111,610	$121	51
291 Arlington St	0.58mi	3/1.0	966 (-11%)	4mo	$139,000	$144	49
256 Brentwood St	0.57mi	3/1.0	1,190 (+10%)	6mo	$135,000	$113	49

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,889
• Equity at exit: $19,383

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $22,851
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$682
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $302

Break-even live

Break-even rent $1,101

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	1d	22	0.48mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.50mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	14d	12	0.66mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	1d	24	0.73mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	1d	9	0.89mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	10d	1	0.95mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.04mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.06mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	1.19mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	4d	1	1.21mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	1.28mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	1.38mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	16d	1	1.40mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	2d	1	1.42mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	2d	1	1.45mi

Listing history 47 events

1. 2026-05-22
   status Pending 356-char remark

   Show marketing remark (356 chars)

   Welcome home!! Discover a rare gem in Inkster! This 3-bedroom, 1.1-bath home boasts spacious rooms, a large yard, and stunning curb appeal. With numerous updates throughout, a huge basement ready for your ideas, and move-in-ready convenience, this is a must-see property. Perfect for a first-time home buyer! Featuring a quiet neighborhood. Don't miss out!

2. 2026-05-22
   status Pending

   Show marketing remark (356 chars)

   Welcome home!! Discover a rare gem in Inkster! This 3-bedroom, 1.1-bath home boasts spacious rooms, a large yard, and stunning curb appeal. With numerous updates throughout, a huge basement ready for your ideas, and move-in-ready convenience, this is a must-see property. Perfect for a first-time home buyer! Featuring a quiet neighborhood. Don't miss out!

3. 2026-04-20
   listed $130,000 Active 356-char remark

   Show marketing remark (356 chars)

   Welcome home!! Discover a rare gem in Inkster! This 3-bedroom, 1.1-bath home boasts spacious rooms, a large yard, and stunning curb appeal. With numerous updates throughout, a huge basement ready for your ideas, and move-in-ready convenience, this is a must-see property. Perfect for a first-time home buyer! Featuring a quiet neighborhood. Don't miss out!

4. 2026-04-20
   listed $130,000 Active

   Show marketing remark (356 chars)

   Welcome home!! Discover a rare gem in Inkster! This 3-bedroom, 1.1-bath home boasts spacious rooms, a large yard, and stunning curb appeal. With numerous updates throughout, a huge basement ready for your ideas, and move-in-ready convenience, this is a must-see property. Perfect for a first-time home buyer! Featuring a quiet neighborhood. Don't miss out!

5. 2025-10-08
   historical
6. 2025-10-08
   historical
7. 2025-10-06
   price $135,000
8. 2025-10-06
   price $135,000
9. 2025-09-12
   listed $139,900 Active
10. 2025-09-12
    listed $139,900 Active
11. 2025-09-11
    historical
12. 2025-01-21
    historical
13. 2025-01-21
    historical
14. 2025-01-01
    listed $139,900 Active
15. 2025-01-01
    listed $139,900 Active
16. 2024-12-31
    historical
17. 2021-06-04
    soldstatus $95,000
18. 2021-05-11
    historical
19. 2021-05-10
    soldstatus $95,000 Sold
20. 2021-05-10
    soldstatus $95,000 Closed
21. 2021-03-30
    status Pending
22. 2021-03-30
    status Pending
23. 2021-03-29
    historical Accepting Backup Offers
24. 2021-03-29
    historical Accepting Backup Offers
25. 2021-03-24
    status Active
26. 2021-03-24
    status Active
27. 2021-03-10
    status Pending
28. 2021-03-10
    status Pending
29. 2021-03-10
    historical Accepting Backup Offers
30. 2021-03-10
    historical Accepting Backup Offers
31. 2021-03-07
    listed $83,725 Active
32. 2021-03-07
    listed $83,725 Active
33. 2021-03-06
    historical $83,725
34. 2021-03-06
    historical $83,725
35. 2019-05-16
    soldstatus $53,000
36. 2019-05-01
    soldstatus $53,000 Sold
37. 2019-03-27
    status Pending
38. 2019-03-27
    status Pending
39. 2019-03-21
    listed $55,000 Active
40. 2019-03-21
    listed $55,000 Active
41. 2013-06-21
    soldstatus $20,000
42. 2013-06-21
    soldstatus $20,000
43. 2013-05-02
    historical
44. 2013-05-02
    historical
45. 2013-04-02
    listed $21,000
46. 2013-04-02
    listed $21,000
47. 2000-05-18
    soldstatus $98,000

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $1,807 · $151/mo
• Expected delta: +$195/yr (+$16/mo · 12.1%)

ⓘ 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: $17,808
• − Mortgage interest: −$7,282
• − Property taxes: −$1,611
• − Insurance: −$650
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,782
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,234/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

+32.7% since first listed

47 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-04-20 Listed $130,000 REALCOMP
• 2026-04-20 Listed $130,000 MiRealSource-MiMLS
• 2025-10-08 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Listing Removed — REALCOMP
• 2025-10-06 Price Changed $135,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $135,000 REALCOMP
• 2025-09-12 Listed $139,900 MiRealSource-MiMLS
• 2025-09-12 Listed $139,900 REALCOMP
• 2025-09-11 Coming Soon — MiRealSource-MiMLS
• 2025-01-21 Listing Removed — REALCOMP
• 2025-01-21 Listing Removed — MiRealSource-MiMLS
• 2025-01-01 Listed $139,900 MiRealSource-MiMLS
• 2025-01-01 Listed $139,900 REALCOMP
• 2024-12-31 Coming Soon — MiRealSource-MiMLS
• 2021-06-04 Sold (Public Records) $95,000 Public Records
• 2021-05-11 Listing Removed — REALCOMP
• 2021-05-10 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2021-05-10 Sold (MLS) $95,000 REALCOMP
• 2021-03-30 Pending — MiRealSource-MiMLS
• 2021-03-30 Pending — REALCOMP
• 2021-03-29 Contingent — MiRealSource-MiMLS
• 2021-03-29 Contingent — REALCOMP
• 2021-03-24 Relisted — MiRealSource-MiMLS
• 2021-03-24 Relisted — REALCOMP
• 2021-03-10 Pending — MiRealSource-MiMLS
• 2021-03-10 Pending — REALCOMP
• 2021-03-10 Contingent — MiRealSource-MiMLS
• 2021-03-10 Contingent — REALCOMP
• 2021-03-07 Listed $83,725 MiRealSource-MiMLS
• 2021-03-07 Listed $83,725 REALCOMP
• 2021-03-06 Coming Soon $83,725 MiRealSource-MiMLS
• 2021-03-06 Coming Soon $83,725 REALCOMP
• 2019-05-16 Sold (Public Records) $53,000 Public Records
• 2019-05-01 Sold (MLS) $53,000 REALCOMP
• 2019-03-27 Pending — MiRealSource-MiMLS
• 2019-03-27 Pending — REALCOMP
• 2019-03-21 Listed $55,000 MiRealSource-MiMLS
• 2019-03-21 Listed $55,000 REALCOMP
• 2013-06-21 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2013-06-21 Sold (MLS) $20,000 REALCOMP
• 2013-05-02 Listing Removed — MiRealSource-MiMLS
• 2013-05-02 Listing Removed — REALCOMP
• 2013-04-02 Listed $21,000 MiRealSource-MiMLS
• 2013-04-02 Listed $21,000 REALCOMP
• 2000-05-18 Sold (Public Records) $98,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,611 · -22.8% YoY. Source: county tax records.