26772 Colgate St · Inkster, MI 48141

$91,000

3 bd · 1.0 ba · 756 sqft · SingleFamily public records · 39 Days on market

Built 1954 6,098 sqft lot Est $82k · 11% 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 +25.8/30.0
• 1% rule +9.7/10.0
• DSCR +8.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26772 Colgate St, Inkster, MI 48141 - a move-in ready opportunity offering affordability, functionality, and additional finished living space in today's competitive Michigan housing market. This well-maintained home features approximately 756 square feet above grade with additional finished basement space, providing flexibility for entertaining, storage, a recreation area, home office, or additional living use. Conveniently located near major expressways, shopping, dining, schools, and Metro Detroit commuter routes, this property is ideal for first-time home buyers, downsizers, or investors searching for homes for sale in Inkster, MI. Buyers searching for: ?? Affordable homes in Wayne County ?? Move-in ready homes in Inkster ?? Starter homes near Detroit ?? Investment property opportunities in Michigan …will want to schedule a showing quickly. With inventory remaining competitive throughout Metro Detroit, homes at this price point continue attracting strong buyer activity. Schedule your private showing today before this opportunity is gone. BATVAI.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached garage (approx. 1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Built on block foundation
• Exterior features: Front porch; Paved road access; Lot dimensions approximately 43 x 144

Interior

• Kitchen: Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfurnished; Partially finished basement; Has basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $88k (3.0% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $629 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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: property tax is 4.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,270 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.47% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $81,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26389 Annapolis St	0.35mi	2/1.0 (-1)	729 (-4%)	9mo	$126,500	$174	65
3887 Moore Ave	0.50mi	2/1.0 (-1)	736 (-3%)	10mo	$73,000	$99	59
26641 New York St	0.54mi	2/1.0 (-1)	720 (-5%)	5mo	$66,000	$92	58
26241 Annapolis St	0.40mi	2/1.0 (-1)	696 (-8%)	6mo	$54,500	$78	58
27045 Yale St	0.62mi	2/1.0 (-1)	720 (-5%)	0mo	$80,000	$111	58
27233 New York St	0.61mi	2/1.0 (-1)	720 (-5%)	3mo	$85,000	$118	56
26159 Stanford St	0.37mi	4/1.0 (+1)	850 (+12%)	2mo	$92,000	$108	55
4133 Moore St	0.49mi	3/1.0	854 (+13%)	1mo	$106,000	$124	55
26252 Eton Ave	0.48mi	2/1.0 (-1)	696 (-8%)	8mo	$123,000	$177	52
27053 Norfolk St	0.69mi	2/1.0 (-1)	720 (-5%)	4mo	$71,500	$99	52
27304 New York St	0.65mi	2/1.0 (-1)	720 (-5%)	10mo	$55,000	$76	48
25866 Andover St	0.55mi	2/1.0 (-1)	696 (-8%)	9mo	$48,000	$69	48

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-678
• Equity at exit: $13,568

10-year hold

• IRR: 9.0%
• Equity multiple: 1.70×
• Total profit: $17,742
• Equity at exit: $7,868

Cash invested: $25,480 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$477
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $220

Break-even live

Break-even rent $1,056

Max offer price $91,000

Occupancy floor 79%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.22mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.37mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.38mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.41mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.44mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.47mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.73mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.91mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	0.93mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.94mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.98mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.98mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.00mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	14d	1	1.00mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.01mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	1.10mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	1.22mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	1.22mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.29mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.40mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $91,000 Active 39 DOM
2. 2026-06-17
   days on market $91,000 Active 38 DOM
3. 2026-06-16
   days on market $91,000 Active 37 DOM
4. 2026-06-15
   days on market $91,000 Active 36 DOM
5. 2026-06-13
   days on market $91,000 Active 34 DOM
6. 2026-06-13
   pricedays on market $91,000 Active 33 DOM
7. 2026-06-09
   days on market $94,900 Active 30 DOM
8. 2026-06-08
   days on market $94,900 Active 29 DOM
9. 2026-06-07
   days on market $94,900 Active 28 DOM
10. 2026-06-04
    days on market $94,900 Active 25 DOM
11. 2026-06-03
    days on market $94,900 Active 24 DOM
12. 2026-06-02
    days on market $94,900 Active 23 DOM
13. 2026-06-01
    days on market $94,900 Active 22 DOM
14. 2026-05-31
    days on market $94,900 Active 21 DOM
15. 2026-05-11
    listed $94,900 Active

    Show marketing remark (1097 chars)

    Welcome to 26772 Colgate St, Inkster, MI 48141 - a move-in ready opportunity offering affordability, functionality, and additional finished living space in today's competitive Michigan housing market. This well-maintained home features approximately 756 square feet above grade with additional finished basement space, providing flexibility for entertaining, storage, a recreation area, home office, or additional living use. Conveniently located near major expressways, shopping, dining, schools, and Metro Detroit commuter routes, this property is ideal for first-time home buyers, downsizers, or investors searching for homes for sale in Inkster, MI. Buyers searching for: ?? Affordable homes in Wayne County ?? Move-in ready homes in Inkster ?? Starter homes near Detroit ?? Investment property opportunities in Michigan …will want to schedule a showing quickly. With inventory remaining competitive throughout Metro Detroit, homes at this price point continue attracting strong buyer activity. Schedule your private showing today before this opportunity is gone. BATVAI.

16. 2026-05-11
    listed $94,900 Active 1097-char remark

    Show marketing remark (1097 chars)

    Welcome to 26772 Colgate St, Inkster, MI 48141 - a move-in ready opportunity offering affordability, functionality, and additional finished living space in today's competitive Michigan housing market. This well-maintained home features approximately 756 square feet above grade with additional finished basement space, providing flexibility for entertaining, storage, a recreation area, home office, or additional living use. Conveniently located near major expressways, shopping, dining, schools, and Metro Detroit commuter routes, this property is ideal for first-time home buyers, downsizers, or investors searching for homes for sale in Inkster, MI. Buyers searching for: ?? Affordable homes in Wayne County ?? Move-in ready homes in Inkster ?? Starter homes near Detroit ?? Investment property opportunities in Michigan …will want to schedule a showing quickly. With inventory remaining competitive throughout Metro Detroit, homes at this price point continue attracting strong buyer activity. Schedule your private showing today before this opportunity is gone. BATVAI.

17. 2026-05-09
    historical $94,900 1097-char remark

    Show marketing remark (1097 chars)

    Welcome to 26772 Colgate St, Inkster, MI 48141 - a move-in ready opportunity offering affordability, functionality, and additional finished living space in today's competitive Michigan housing market. This well-maintained home features approximately 756 square feet above grade with additional finished basement space, providing flexibility for entertaining, storage, a recreation area, home office, or additional living use. Conveniently located near major expressways, shopping, dining, schools, and Metro Detroit commuter routes, this property is ideal for first-time home buyers, downsizers, or investors searching for homes for sale in Inkster, MI. Buyers searching for: ?? Affordable homes in Wayne County ?? Move-in ready homes in Inkster ?? Starter homes near Detroit ?? Investment property opportunities in Michigan …will want to schedule a showing quickly. With inventory remaining competitive throughout Metro Detroit, homes at this price point continue attracting strong buyer activity. Schedule your private showing today before this opportunity is gone. BATVAI.

18. 2026-04-01
    historical
19. 2026-04-01
    historical
20. 2026-02-01
    listed $89,500 Active
21. 2026-02-01
    historical
22. 2026-02-01
    historical
23. 2026-01-31
    listed $89,500 Active
24. 2026-01-05
    price $90,000
25. 2026-01-05
    price $90,000
26. 2025-11-17
    listed $94,900 Active
27. 2025-11-17
    listed $94,900 Active
28. 2025-11-09
    historical
29. 2023-11-17
    listed $42,500
30. 2023-11-17
    listed $42,500

ⓘ 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: $3,829 · $319/mo
• Projected year-2 tax: $3,829 · $319/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: $16,008
• − Mortgage interest: −$5,097
• − Property taxes: −$3,829
• − Insurance: −$455
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,647
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,295/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

+123.3% since first listed

16 events — show timeline

• 2026-05-11 Listed $94,900 REALCOMP
• 2026-05-11 Listed $94,900 MiRealSource-MiMLS
• 2026-05-09 Coming Soon $94,900 MiRealSource-MiMLS
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-02-01 Listed $89,500 REALCOMP
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-31 Listed $89,500 MiRealSource-MiMLS
• 2026-01-05 Price Changed $90,000 MiRealSource-MiMLS
• 2026-01-05 Price Changed $90,000 REALCOMP
• 2025-11-17 Listed $94,900 MiRealSource-MiMLS
• 2025-11-17 Listed $94,900 REALCOMP
• 2025-11-09 Coming Soon — MiRealSource-MiMLS
• 2023-11-17 Listed $42,500 REALCOMP
• 2023-11-17 Listed $42,500 Greater Lansing AoR

Property tax history

+6.1%/yr

Latest (2025): $3,829 · -5.1% YoY. Source: county tax records.