26051 Lehigh St · Inkster, MI 48141

$99,900

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 66 Days on market

Built 1955 5,227 sqft lot Est $119k · 16% 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 +14.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

3 bedroom, 1 bath home ready for immediate occupancy or rental. This property offers solid cash flow potential with an estimated 14% ROI, making it an attractive option for investors seeking strong performance. The practical floor plan and move-in ready condition reduce upfront costs, while also making it a great starter home for first time buyers. A rare opportunity to own a property that works equally well as a primary residence or income producing asset.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Entry on ground level
• Construction: Aluminum siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 134)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 3 total rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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; 20 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.41% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.47%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $119,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26333 Eton Ave	0.36mi	3/1.0	1,000 (+5%)	1mo	$95,000	$95	74
25036 Colgate St	0.60mi	3/1.0	945 (-1%)	1mo	$85,000	$90	70
26159 Stanford St	0.14mi	4/1.0 (+1)	850 (-11%)	2mo	$92,000	$108	69
25513 Annapolis St	0.33mi	3/1.0	1,040 (+9%)	2mo	$152,000	$146	68
26825 Kitch St	0.67mi	3/1.0	972 (+2%)	2mo	$130,000	$134	63
3854 John Daly St	0.47mi	3/1.5	1,019 (+7%)	2mo	$42,000	$41	63
25948 Penn St	0.53mi	3/1.0	1,031 (+8%)	1mo	$100,000	$97	60
5367 Vivian St	0.61mi	3/1.0	1,044 (+10%)	3mo	$170,000	$163	54
5969 Fellrath St	0.75mi	2/1.0 (-1)	1,000 (+5%)	0mo	$125,000	$125	51
26396 Pennie St	0.42mi	2/1.0 (-1)	1,080 (+13%)	2mo	$95,000	$88	51
25038 Annapolis St	0.59mi	2/1.0 (-1)	841 (-12%)	1mo	$125,000	$149	47
25037 Hopkins St	0.58mi	2/1.0 (-1)	812 (-15%)	2mo	$159,900	$197	41

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $8,239
• Equity at exit: $14,895

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $38,549
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$524
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $384

Break-even live

Break-even rent $919

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.06mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	4d	1	0.17mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.39mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.46mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.50mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.54mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.55mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.59mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	4d	1	0.71mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	0.71mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.75mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.77mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	1d	1	0.81mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.91mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	10d	1	0.92mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	0.98mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	14d	1	1.02mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	1.19mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	1.43mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 66 DOM
2. 2026-06-17
   days on market $99,900 Active 65 DOM
3. 2026-06-16
   days on market $99,900 Active 64 DOM
4. 2026-06-15
   days on market $99,900 Active 63 DOM
5. 2026-06-13
   days on market $99,900 Active 61 DOM
6. 2026-06-13
   days on market $99,900 Active 60 DOM
7. 2026-06-09
   days on market $99,900 Active 57 DOM
8. 2026-06-08
   days on market $99,900 Active 56 DOM
9. 2026-06-07
   days on market $99,900 Active 55 DOM
10. 2026-06-04
    days on market $99,900 Active 52 DOM
11. 2026-06-03
    days on market $99,900 Active 51 DOM
12. 2026-06-02
    days on market $99,900 Active 50 DOM
13. 2026-06-01
    days on market $99,900 Active 49 DOM
14. 2026-05-31
    days on market $99,900 Active 48 DOM
15. 2026-04-13
    listed $99,900 Active

    Show marketing remark (461 chars)

    3 bedroom, 1 bath home ready for immediate occupancy or rental. This property offers solid cash flow potential with an estimated 14% ROI, making it an attractive option for investors seeking strong performance. The practical floor plan and move-in ready condition reduce upfront costs, while also making it a great starter home for first time buyers. A rare opportunity to own a property that works equally well as a primary residence or income producing asset.

16. 2026-04-13
    listed $99,900 Active 461-char remark

    Show marketing remark (461 chars)

    3 bedroom, 1 bath home ready for immediate occupancy or rental. This property offers solid cash flow potential with an estimated 14% ROI, making it an attractive option for investors seeking strong performance. The practical floor plan and move-in ready condition reduce upfront costs, while also making it a great starter home for first time buyers. A rare opportunity to own a property that works equally well as a primary residence or income producing asset.

17. 2026-03-30
    historical
18. 2026-01-12
    listed $99,900 Active
19. 2026-01-12
    listed $99,900 Active
20. 2024-01-02
    soldstatus $65,000
21. 1998-02-24
    soldstatus $26,000
22. 1997-11-20
    soldstatus $26,000
23. 1996-11-16
    listed $26,000

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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: $16,856
• − Mortgage interest: −$5,596
• − Property taxes: −$1,923
• − Insurance: −$500
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,906
• Taxable income: $3,235
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,831/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

+284.2% since first listed

9 events — show timeline

• 2026-04-13 Listed $99,900 REALCOMP
• 2026-04-13 Listed $99,900 MiRealSource-MiMLS
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-01-12 Listed $99,900 REALCOMP
• 2026-01-12 Listed $99,900 MiRealSource-MiMLS
• 2024-01-02 Sold (Public Records) $65,000 Public Records
• 1998-02-24 Sold (Public Records) $26,000 Public Records
• 1997-11-20 Sold (MLS) $26,000 REALCOMP
• 1996-11-16 Listed $26,000 REALCOMP

Property tax history

+9.8%/yr

Latest (2025): $1,923 · -28.4% YoY. Source: county tax records.