26631 New York St · Inkster, MI 48141

$55,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 20 Days on market

Built 1950 7,841 sqft lot Est $71k · 23% under ↓ 21% 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

Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

Key facts

• Full basement
• Fenced-in yard
• 7,841 sq ft lot

Tags

• FENCED-IN YARD
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% 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; 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 2.22% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.41%
• DSCR: 3.02
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $71,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26641 New York St	0.01mi	2/1.0	720 (0%)	5mo	$66,000	$92	96
27045 Yale St	0.26mi	2/1.0	720 (0%)	0mo	$80,000	$111	87
27053 Norfolk St	0.29mi	2/1.0	720 (0%)	4mo	$71,500	$99	83
27233 New York St	0.37mi	2/1.0	720 (0%)	3mo	$85,000	$118	80
27304 New York St	0.40mi	2/1.0	720 (0%)	10mo	$55,000	$76	73
25933 Norfolk St	0.47mi	2/1.0	710 (-1%)	5mo	$90,000	$127	72
25960 Yale St	0.44mi	2/1.0	680 (-6%)	10mo	$70,000	$103	62
25911 Norfolk St	0.48mi	2/2.0	710 (-1%)	12mo	$53,100	$75	61
25866 Andover St	0.67mi	2/1.0	696 (-3%)	9mo	$48,000	$69	55
3887 Moore Ave	0.72mi	2/1.0	736 (+2%)	10mo	$73,000	$99	54
26970 Colgate St	0.57mi	2/1.0	756 (+5%)	14mo	$65,000	$86	54
26511 Trowbridge St	0.44mi	2/1.0	812 (+13%)	14mo	$94,000	$116	46

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: 42.5%
• Equity multiple: 2.83×
• Total profit: $28,159
• Equity at exit: $8,201

10-year hold

• IRR: 48.6%
• Equity multiple: 5.68×
• Total profit: $72,141
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $583

Break-even live

Break-even rent $486

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2025-07-09
   price $55,000 282-char remark

   Show marketing remark (282 chars)

   Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

4. 2025-07-08
   status Pending 282-char remark

   Show marketing remark (282 chars)

   Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

5. 2025-07-08
   status Pending

   Show marketing remark (282 chars)

   Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

6. 2025-07-08
   price $55,000

   Show marketing remark (282 chars)

   Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

7. 2025-05-27
   historical 282-char remark

   Show marketing remark (282 chars)

   Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

8. 2025-05-20
   price $59,900 282-char remark

   Show marketing remark (282 chars)

   Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

9. 2025-05-19
   price $59,900
10. 2025-05-07
    listed $69,900 Active

    Show marketing remark (282 chars)

    Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

11. 2025-05-07
    listed $69,900 Active 282-char remark

    Show marketing remark (282 chars)

    Welcome to 26631 New York Street! Cozy 2-bedroom, 1-bath Ranch with 720 sqft and a full basement. Fenced-in yard adds privacy and outdoor space. Roof is 5 years old. Perfect for first-time buyers or investors looking for a solid rental. Don't miss this affordable opportunity! BTVAI

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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 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 · 14 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: $14,680
• − Mortgage interest: −$3,081
• − Property taxes: −$868
• − Insurance: −$275
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$1,600
• Taxable income: $6,507
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,431/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

-21.3% since first listed

11 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2025-07-09 Price Changed $55,000 MiRealSource-MiMLS
• 2025-07-08 Pending — MiRealSource-MiMLS
• 2025-07-08 Pending — REALCOMP
• 2025-07-08 Price Changed $55,000 REALCOMP
• 2025-05-27 Listing Removed — MiRealSource-MiMLS
• 2025-05-20 Price Changed $59,900 MiRealSource-MiMLS
• 2025-05-19 Price Changed $59,900 REALCOMP
• 2025-05-07 Listed $69,900 MiRealSource-MiMLS
• 2025-05-07 Listed $69,900 REALCOMP

Property tax history

-3.1%/yr

Latest (2025): $868 · -30.1% YoY. Source: county tax records.