26807 Kean St · Inkster, MI 48141

$79,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 45 Days on market

Built 1969 6,970 sqft lot Est $123k · 35% under ↓ 11% 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

This Inkster ranch home sits on a prime corner lot, offering over 1,000 square feet of solid potential. The interior features genuine hardwood floors throughout, creating a warm and inviting atmosphere. Equipped with central air and a humidifier, the home ensures year-round comfort. A full basement provides excellent additional space and utility. While the kitchen and plumbing await your modern updates, the home's strong fundamentals and functional layout make it a perfect canvas. Enjoy a well-situated property ready for your personal touch and creative vision.

Key facts

• Full basement
• Functional layout
• Central air

Tags

• CORNER LOT
• HARDWOOD FLOORS
• CENTRAL AIR
• FULL BASEMENT
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 58.64 x 123.5 feet; Lot size about 0.16 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Five total rooms

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 $564 ($7k/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: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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; 25 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 $552 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.76% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.27%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $123,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Weithoff Ct	0.22mi	3/1.0	1,050 (+2%)	3mo	$125,000	$119	83
26620 Oakland St	0.23mi	3/1.0	1,015 (-1%)	7mo	$95,000	$94	82
26323 Kean St	0.27mi	3/1.0	1,080 (+5%)	1mo	$130,000	$120	78
26628 Oakland St	0.22mi	3/1.0	921 (-10%)	6mo	$111,610	$121	68
26723 W Hills Dr	0.20mi	3/1.5	890 (-13%)	3mo	$110,000	$124	64
26280 W Hills Dr	0.41mi	3/1.0	930 (-9%)	6mo	$87,000	$94	60
27848 Rosewood St	0.68mi	3/1.0	1,000 (-2%)	7mo	$127,000	$127	58
1088 Arlington St	0.66mi	3/1.0	1,076 (+5%)	4mo	$137,500	$128	58
26115 Princeton St	0.55mi	3/1.0	1,100 (+7%)	7mo	$81,600	$74	56
26825 Kitch St	0.72mi	3/1.0	972 (-5%)	2mo	$130,000	$134	56
27018 Kitch St	0.70mi	3/1.0	1,112 (+8%)	7mo	$116,000	$104	47
26656 Kitch St	0.70mi	3/1.0	909 (-11%)	6mo	$60,000	$66	44

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: 24.9%
• Equity multiple: 2.03×
• Total profit: $22,945
• Equity at exit: $11,913

10-year hold

• IRR: 32.6%
• Equity multiple: 3.95×
• Total profit: $66,044
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$419
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $564

Break-even live

Break-even rent $689

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $610	-5% $587	+0% $564	+5% $542	+10% $519
Rent	-10% $453	-5% $509	+0% $564	+5% $620	+10% $675
Rate	-1.0pp $605	-0.5pp $585	base $564	+0.5pp $544	+1.0pp $523

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.63mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.66mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.67mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.69mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	0.73mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	0.94mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.98mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.02mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.03mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	2d	22	1.04mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.16mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	1.24mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	1.25mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.25mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	1.27mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.28mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	2d	24	1.30mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	3d	1	1.31mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.32mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	2d	9	1.34mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	2d	1	1.36mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.41mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.44mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	1.44mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	2d	1	1.46mi

Listing history 6 events

1. 2026-06-01
   status $79,900 Pending 45 DOM
2. 2026-05-31
   days on market $79,900 Active 45 DOM
3. 2026-05-07
   price $79,900 567-char remark

   Show marketing remark (567 chars)

   This Inkster ranch home sits on a prime corner lot, offering over 1,000 square feet of solid potential. The interior features genuine hardwood floors throughout, creating a warm and inviting atmosphere. Equipped with central air and a humidifier, the home ensures year-round comfort. A full basement provides excellent additional space and utility. While the kitchen and plumbing await your modern updates, the home's strong fundamentals and functional layout make it a perfect canvas. Enjoy a well-situated property ready for your personal touch and creative vision.

4. 2026-05-06
   price $79,900
5. 2026-04-16
   listed $89,900 Active

   Show marketing remark (567 chars)

   This Inkster ranch home sits on a prime corner lot, offering over 1,000 square feet of solid potential. The interior features genuine hardwood floors throughout, creating a warm and inviting atmosphere. Equipped with central air and a humidifier, the home ensures year-round comfort. A full basement provides excellent additional space and utility. While the kitchen and plumbing await your modern updates, the home's strong fundamentals and functional layout make it a perfect canvas. Enjoy a well-situated property ready for your personal touch and creative vision.

6. 2026-04-16
   listed $89,900 Active 567-char remark

   Show marketing remark (567 chars)

   This Inkster ranch home sits on a prime corner lot, offering over 1,000 square feet of solid potential. The interior features genuine hardwood floors throughout, creating a warm and inviting atmosphere. Equipped with central air and a humidifier, the home ensures year-round comfort. A full basement provides excellent additional space and utility. While the kitchen and plumbing await your modern updates, the home's strong fundamentals and functional layout make it a perfect canvas. Enjoy a well-situated property ready for your personal touch and creative vision.

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$62/yr (+$5/mo · 5.6%)

ⓘ 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: $16,845
• − Mortgage interest: −$4,476
• − Property taxes: −$1,107
• − Insurance: −$400
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$2,324
• Taxable income: $5,843
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,370/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

-11.1% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $79,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $79,900 REALCOMP
• 2026-04-16 Listed $89,900 REALCOMP
• 2026-04-16 Listed $89,900 MiRealSource-MiMLS

Property tax history

-2.5%/yr

Latest (2025): $1,107 · -23.9% YoY. Source: county tax records.