26870 Florence St · Inkster, MI 48141

$88,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 119 Days on market

Built 1954 6,098 sqft lot Est $80k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• 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

Occupied with tenant. This home offers 3 bedrooms and 1 bathroom and would be great for someone looking to build their portfolio. Agent must be present for all showings and we kindly ask that you respect the tenants home. Please allow 24 hours notice for showings.

Key facts

• 6,098 sq ft lot
• Built 1954
• Listed 119 days

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; Slab foundation; Built above grade with finished living area
• Exterior features: Paved road access; Lot approximately 0.14 acres (45 x 135)

Interior

• Bedrooms: Bedrooms: see room count
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 21 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 41% 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 $608 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,080 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.53% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26656 Kitch St	0.18mi	3/1.0	909 (-0%)	5mo	$60,000	$66	87
26825 Kitch St	0.16mi	3/1.0	972 (+7%)	2mo	$130,000	$134	80
3826 Inkster Rd	0.46mi	3/1.5	880 (-4%)	4mo	$23,000	$26	67
3525 Hickory St	0.64mi	3/1.0	880 (-4%)	4mo	$104,000	$118	61
4135 Allen St	0.60mi	3/1.0	972 (+7%)	1mo	$40,000	$41	60
3854 John Daly St	0.36mi	3/1.5	1,019 (+12%)	2mo	$42,000	$41	60
4133 Moore St	0.64mi	3/1.0	854 (-6%)	1mo	$106,000	$124	59
26437 Lehigh St	0.64mi	3/1.0	1,000 (+10%)	3mo	$85,000	$85	52
25948 Penn St	0.57mi	3/1.0	1,031 (+13%)	1mo	$100,000	$97	50
26159 Stanford St	0.68mi	4/1.0 (+1)	850 (-7%)	2mo	$92,000	$108	50
4052 Bayhan St	0.54mi	3/1.0	1,036 (+14%)	4mo	$91,000	$88	49
3512 Hickory St	0.67mi	2/1.0 (-1)	782 (-14%)	4mo	$45,000	$58	37

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $17,528
• Equity at exit: $13,121

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $55,988
• Equity at exit: $7,609

Cash invested: $24,640 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$461
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $500

Break-even live

Break-even rent $715

Max offer price $88,000

Occupancy floor 58%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.09mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.13mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.22mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.47mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.68mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.74mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	0.74mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.78mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	0.80mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	0.99mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	0.99mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.05mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	1.06mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.07mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.08mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.19mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	1.27mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	1.38mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.39mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	2d	1	1.40mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.42mi

Listing history 50 events

1. 2026-06-18
   days on market $88,000 Active 119 DOM
2. 2026-06-17
   days on market $88,000 Active 118 DOM
3. 2026-06-16
   days on market $88,000 Active 117 DOM
4. 2026-06-15
   days on market $88,000 Active 116 DOM
5. 2026-06-13
   days on market $88,000 Active 114 DOM
6. 2026-06-13
   days on market $88,000 Active 113 DOM
7. 2026-06-09
   days on market $88,000 Active 110 DOM
8. 2026-06-08
   days on market $88,000 Active 109 DOM
9. 2026-06-07
   days on market $88,000 Active 108 DOM
10. 2026-06-04
    days on market $88,000 Active 105 DOM
11. 2026-06-03
    days on market $88,000 Active 104 DOM
12. 2026-06-02
    days on market $88,000 Active 103 DOM
13. 2026-06-01
    days on market $88,000 Active 102 DOM
14. 2026-05-31
    days on market $88,000 Active 101 DOM
15. 2026-02-16
    listed $88,000 Active

    Show marketing remark (264 chars)

    Occupied with tenant. This home offers 3 bedrooms and 1 bathroom and would be great for someone looking to build their portfolio. Agent must be present for all showings and we kindly ask that you respect the tenants home. Please allow 24 hours notice for showings.

16. 2026-02-16
    listed $88,000 Active 264-char remark

    Show marketing remark (264 chars)

    Occupied with tenant. This home offers 3 bedrooms and 1 bathroom and would be great for someone looking to build their portfolio. Agent must be present for all showings and we kindly ask that you respect the tenants home. Please allow 24 hours notice for showings.

17. 2025-12-20
    historical
18. 2025-12-20
    historical
19. 2025-10-10
    listed $88,000 Active
20. 2025-10-10
    listed $88,000 Active
21. 2017-03-17
    historical
22. 2016-12-29
    status Pending
23. 2016-12-29
    status Pending
24. 2016-12-29
    historical
25. 2016-12-10
    price $15,000
26. 2016-12-09
    price $15,000
27. 2016-09-02
    listed $18,000 Active
28. 2016-09-02
    listed $18,000 Active
29. 2016-07-12
    historical
30. 2016-07-12
    historical
31. 2016-06-19
    price $15,000
32. 2016-06-17
    price $15,000
33. 2016-04-16
    listed $18,000 Active
34. 2015-10-08
    price $18,000
35. 2015-10-08
    price $15,000
36. 2015-09-16
    price $25,000
37. 2015-08-11
    price $27,900
38. 2015-06-21
    status Active
39. 2015-05-12
    historical
40. 2015-04-03
    status Active
41. 2015-03-25
    historical
42. 2014-12-11
    listed $25,000 Active
43. 2013-12-30
    historical
44. 2013-12-30
    historical
45. 2013-05-30
    listed $25,000
46. 2013-05-30
    listed $25,000
47. 2013-02-20
    historical
48. 2013-02-20
    historical
49. 2012-08-20
    listed $15,000
50. 2012-08-20
    listed $15,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$276/yr (+$23/mo · 34.3%)

ⓘ 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: $16,183
• − Mortgage interest: −$4,929
• − Property taxes: −$804
• − Insurance: −$440
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,560
• Taxable income: $4,861
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $4,837/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

+193.3% since first listed

40 events — show timeline

• 2026-02-16 Listed $88,000 MiRealSource-MiMLS
• 2026-02-16 Listed $88,000 REALCOMP
• 2025-12-20 Listing Removed — REALCOMP
• 2025-12-20 Listing Removed — MiRealSource-MiMLS
• 2025-10-10 Listed $88,000 REALCOMP
• 2025-10-10 Listed $88,000 MiRealSource-MiMLS
• 2017-03-17 Listing Removed — REALCOMP
• 2016-12-29 Pending — MiRealSource-MiMLS
• 2016-12-29 Pending — REALCOMP
• 2016-12-29 Listing Removed — MiRealSource-MiMLS
• 2016-12-10 Price Changed $15,000 MiRealSource-MiMLS
• 2016-12-09 Price Changed $15,000 REALCOMP
• 2016-09-02 Listed $18,000 MiRealSource-MiMLS
• 2016-09-02 Listed $18,000 REALCOMP
• 2016-07-12 Listing Removed — MiRealSource-MiMLS
• 2016-07-12 Listing Removed — REALCOMP
• 2016-06-19 Price Changed $15,000 MiRealSource-MiMLS
• 2016-06-17 Price Changed $15,000 REALCOMP
• 2016-04-16 Listed $18,000 MiRealSource-MiMLS
• 2015-10-08 Price Changed $15,000 REALCOMP
• 2015-10-08 Price Changed $18,000 REALCOMP
• 2015-09-16 Price Changed $25,000 REALCOMP
• 2015-08-11 Price Changed $27,900 REALCOMP
• 2015-06-21 Relisted — REALCOMP
• 2015-05-12 Listing Removed — REALCOMP
• 2015-04-03 Relisted — REALCOMP
• 2015-03-25 Listing Removed — REALCOMP
• 2014-12-11 Listed $25,000 REALCOMP
• 2013-12-30 Listing Removed — REALCOMP
• 2013-12-30 Listing Removed — MiRealSource-MiMLS
• 2013-05-30 Listed $25,000 REALCOMP
• 2013-05-30 Listed $25,000 MiRealSource-MiMLS
• 2013-02-20 Listing Removed — REALCOMP
• 2013-02-20 Listing Removed — MiRealSource-MiMLS
• 2012-08-20 Listed $15,000 REALCOMP
• 2012-08-20 Listed $15,000 MiRealSource-MiMLS
• 2012-07-09 Listing Removed — REALCOMP
• 2012-07-09 Listing Removed — MiRealSource-MiMLS
• 2011-12-09 Listed $30,000 REALCOMP
• 2011-12-09 Listed $30,000 MiRealSource-MiMLS

Property tax history

-5.2%/yr

Latest (2025): $804 · -59.0% YoY. Source: county tax records.