3756 Ash St · Inkster, MI 48141

$59,900

4 bd · 1.0 ba · 840 sqft · SingleFamily public records · 21 Days on market

Built 1948 4,356 sqft lot Est $87k · 31% under

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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 +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this rare and affordable 4-bedroom home with 2 baths. Two bedrooms on each floor with full bath on main floor and half bath on second floor. 2024 updates: new kitchen countertop, Painted with new carpet. Some windows replaced. Great for first time homeowners as well as for investors. Taylor Schools. Appliances Included.

Key facts

• 4,356 sq ft lot
• Built 1948
• Listed 20 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding; Shallow crawl-space foundation; Built area above grade: 840 square feet
• Exterior features: Front porch; Paved road access; Lot approximately 0.1 acre (35 x 121)

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Free-standing gas oven; Free-standing refrigerator; Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 9.3% 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.
• 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); 146 active listings in the ZIP; 11 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 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 7y 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 $26k; list at $60k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 2.31% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.39%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $87,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4133 Moore St	0.36mi	3/1.0 (-1)	854 (+2%)	1mo	$106,000	$124	75
3525 Hickory St	0.23mi	3/1.0 (-1)	880 (+5%)	4mo	$104,000	$118	73
3160 Ash St	0.41mi	3/1.0 (-1)	841 (+0%)	11mo	$115,000	$137	67
3826 Inkster Rd	0.38mi	3/1.5 (-1)	880 (+5%)	4mo	$23,000	$26	64
3616 Spring Hill Ave	0.31mi	3/1.0 (-1)	750 (-11%)	8mo	$75,000	$100	56
4115 Williams St	0.31mi	3/1.5 (-1)	872 (+4%)	20mo	$85,000	$97	56
3262 Moore St	0.43mi	3/1.0 (-1)	871 (+4%)	16mo	$80,000	$92	55
27030 Kitch St	0.64mi	3/1.0 (-1)	832 (-1%)	12mo	$85,000	$102	54
27202 New York St	0.65mi	3/1.0 (-1)	832 (-1%)	18mo	$86,900	$104	48
27045 Notre Dame St	0.68mi	3/1.0 (-1)	910 (+8%)	14mo	$110,000	$121	38
27107 Florence St	0.63mi	3/1.0 (-1)	912 (+9%)	21mo	$105,000	$115	34
27047 Florence St	0.65mi	3/1.0 (-1)	912 (+9%)	22mo	$79,900	$88	32

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: 45.9%
• Equity multiple: 2.99×
• Total profit: $33,323
• Equity at exit: $8,931

10-year hold

• IRR: 51.7%
• Equity multiple: 6.03×
• Total profit: $84,289
• Equity at exit: $5,179

Cash invested: $16,772 (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: 146
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$314
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $676

Break-even live

Break-even rent $526

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $710	-5% $693	+0% $676	+5% $659	+10% $642
Rent	-10% $567	-5% $622	+0% $676	+5% $731	+10% $786
Rate	-1.0pp $707	-0.5pp $692	base $676	+0.5pp $661	+1.0pp $645

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	0.32mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	0.34mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.56mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.80mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	0.82mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	6d	1	1.16mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	1.35mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	1.42mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.43mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	1.43mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   days on market $59,900 Active 21 DOM
2. 2026-06-18
   days on market $59,900 Active 18 DOM
3. 2026-06-17
   days on market $59,900 Active 17 DOM
4. 2026-06-16
   days on market $59,900 Active 16 DOM
5. 2026-06-15
   days on market $59,900 Active 15 DOM
6. 2026-06-13
   days on market $59,900 Active 13 DOM
7. 2026-06-13
   days on market $59,900 Active 12 DOM
8. 2026-06-09
   days on market $59,900 Active 9 DOM
9. 2026-06-08
   days on market $59,900 Active 8 DOM
10. 2026-06-07
    days on market $59,900 Active 7 DOM
11. 2026-06-04
    days on market $59,900 Active 4 DOM
12. 2026-06-03
    days on market $59,900 Active 3 DOM
13. 2026-06-02
    days on market $59,900 Active 2 DOM
14. 2026-06-01
    remarks 331-char remark
15. 2026-06-01
    listed $59,900 Active 1 DOM

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$3/yr ($0/mo · 0.4%)

ⓘ 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: $16,583
• − Mortgage interest: −$3,355
• − Property taxes: −$916
• − Insurance: −$300
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$1,743
• Taxable income: $7,617
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $6,288/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

+100.3% since first listed

63 events — show timeline

• 2026-05-31 Listed $59,900 REALCOMP
• 2026-05-31 Listed $59,900 MiRealSource-MiMLS
• 2024-07-10 Listing Removed — MiRealSource-MiMLS
• 2024-07-10 Listing Removed — REALCOMP
• 2024-06-28 Listed $65,000 MiRealSource-MiMLS
• 2024-06-28 Listed $65,000 REALCOMP
• 2024-06-25 Coming Soon — MiRealSource-MiMLS
• 2024-06-25 Coming Soon — REALCOMP
• 2022-03-30 Listing Removed — REALCOMP
• 2022-03-30 Listing Removed — MiRealSource-MiMLS
• 2022-03-15 Price Changed $64,900 MiRealSource-MiMLS
• 2022-03-15 Price Changed $64,900 REALCOMP
• 2022-03-01 Listed $69,900 MiRealSource-MiMLS
• 2022-03-01 Listed $69,900 REALCOMP
• 2021-09-07 Listing Removed — REALCOMP
• 2021-09-07 Listing Removed — MiRealSource-MiMLS
• 2021-08-24 Price Changed $42,000 MiRealSource-MiMLS
• 2021-08-23 Price Changed $42,000 REALCOMP
• 2021-07-19 Price Changed $54,900 MiRealSource-MiMLS
• 2021-07-19 Price Changed $54,900 REALCOMP
• 2021-07-08 Listed $67,000 MiRealSource-MiMLS
• 2021-07-08 Listed $67,000 REALCOMP
• 2021-07-01 Coming Soon — MiRealSource-MiMLS
• 2021-07-01 Coming Soon — REALCOMP
• 2021-02-02 Listing Removed — REALCOMP
• 2021-02-02 Listing Removed — MiRealSource-MiMLS
• 2021-01-30 Price Changed $29,000 MiRealSource-MiMLS
• 2021-01-29 Price Changed $29,000 REALCOMP
• 2020-10-20 Listed $28,900 MiRealSource-MiMLS
• 2020-10-20 Listed $28,900 REALCOMP
• 2020-10-19 Coming Soon — MiRealSource-MiMLS
• 2020-10-19 Coming Soon — REALCOMP
• 2020-09-29 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2020-09-29 Sold (MLS) $26,000 REALCOMP
• 2020-09-21 Pending — MiRealSource-MiMLS
• 2020-09-15 Listed $28,900 MiRealSource-MiMLS
• 2020-09-15 Listed $28,900 REALCOMP
• 2020-03-23 Listing Removed — REALCOMP
• 2020-03-23 Listing Removed — MiRealSource-MiMLS
• 2020-02-24 Price Changed $23,000 MiRealSource-MiMLS
• 2020-02-24 Price Changed $23,000 REALCOMP
• 2020-01-30 Listed $23,900 MiRealSource-MiMLS
• 2020-01-30 Listed $23,900 REALCOMP
• 2019-07-20 Listing Removed — REALCOMP
• 2019-07-19 Listing Removed — MiRealSource-MiMLS
• 2019-07-01 Relisted — MiRealSource-MiMLS
• 2019-07-01 Relisted — REALCOMP
• 2019-06-27 Pending — MiRealSource-MiMLS
• 2019-06-27 Pending — REALCOMP
• 2019-06-15 Price Changed $24,500 MiRealSource-MiMLS
• 2019-06-15 Price Changed $24,500 REALCOMP
• 2019-06-05 Listed $24,900 MiRealSource-MiMLS
• 2019-06-05 Listed $24,900 REALCOMP
• 2019-05-31 Listing Removed — REALCOMP
• 2019-05-31 Relisted — REALCOMP
• 2019-05-09 Listing Removed — REALCOMP
• 2019-05-08 Listing Removed — MiRealSource-MiMLS
• 2019-03-15 Price Changed $28,400 MiRealSource-MiMLS
• 2019-03-15 Price Changed $28,400 REALCOMP
• 2019-02-21 Price Changed $28,900 MiRealSource-MiMLS
• 2019-02-20 Price Changed $28,900 REALCOMP
• 2019-02-01 Listed $29,900 MiRealSource-MiMLS
• 2019-02-01 Listed $29,900 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $916 · -58.7% YoY. Source: county tax records.