26271 W Hills Dr · Inkster, MI 48141

$85,000

3 bd · 1.0 ba · 930 sqft · SingleFamily public records · 35 Days on market

Built 1950 Est $113k · 24% 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 +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

Key facts

• Built 1950
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 20 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 44% 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $18k; list at $85k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.03%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $112,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26280 W Hills Dr	0.03mi	3/1.0	930 (0%)	6mo	$87,000	$94	93
26628 Oakland St	0.21mi	3/1.0	921 (-1%)	6mo	$111,610	$121	84
26301 W Hills Dr	0.02mi	3/1.0	1,000 (+8%)	9mo	$56,500	$57	79
1621 Fairbairn St	0.05mi	3/1.0	994 (+7%)	10mo	$139,500	$140	78
26723 W Hills Dr	0.28mi	3/1.5	890 (-4%)	3mo	$110,000	$124	75
26620 Oakland St	0.20mi	3/1.0	1,015 (+9%)	7mo	$95,000	$94	69
1109 Shadowlawn St	0.41mi	3/1.0	997 (+7%)	9mo	$120,500	$121	61
1039 John Daly St	0.47mi	3/1.0	1,016 (+9%)	10mo	$130,000	$128	54
2500 Weithoff Ct	0.60mi	3/1.0	1,050 (+13%)	3mo	$125,000	$119	48
811 Arlington Arlington St	0.64mi	2/1.5 (-1)	800 (-14%)	7mo	$125,000	$156	34
742 Arlington St	0.68mi	2/1.0 (-1)	798 (-14%)	6mo	$131,000	$164	34
752 John Daly St	0.63mi	2/1.0 (-1)	791 (-15%)	9mo	$84,000	$106	34

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $20,322
• Equity at exit: $12,674

10-year hold

• IRR: 29.1%
• Equity multiple: 3.58×
• Total profit: $61,459
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$446
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $536

Break-even live

Break-even rent $745

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $584	-5% $560	+0% $536	+5% $512	+10% $488
Rent	-10% $424	-5% $480	+0% $536	+5% $592	+10% $649
Rate	-1.0pp $579	-0.5pp $558	base $536	+0.5pp $514	+1.0pp $492

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	2d	22	0.66mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	0.66mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.68mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	0.91mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	44d	1	0.93mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.94mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.96mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	2d	24	1.00mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	1.06mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	1.09mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	2d	9	1.18mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.18mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	1.23mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	1.25mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	1.29mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.32mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.35mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.36mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	2d	1	1.43mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.43mi

Listing history 21 events

1. 2026-06-16
   days on market $85,000 Active 35 DOM
2. 2026-06-15
   days on market $85,000 Active 34 DOM
3. 2026-06-13
   days on market $85,000 Active 32 DOM
4. 2026-06-13
   days on market $85,000 Active 31 DOM
5. 2026-06-09
   days on market $85,000 Active 28 DOM
6. 2026-06-08
   days on market $85,000 Active 27 DOM
7. 2026-06-07
   days on market $85,000 Active 26 DOM
8. 2026-06-04
   days on market $85,000 Active 23 DOM
9. 2026-06-03
   days on market $85,000 Active 22 DOM
10. 2026-06-02
    days on market $85,000 Active 21 DOM
11. 2026-06-01
    days on market $85,000 Active 20 DOM
12. 2026-05-31
    days on market $85,000 Active 19 DOM
13. 2026-05-12
    listed $85,000 Active
14. 2016-12-19
    soldstatus $18,000 Sold 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

15. 2016-12-19
    soldstatus $18,000 Closed 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

16. 2016-12-09
    status Pending 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

17. 2016-12-09
    status Pending 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

18. 2016-11-18
    price $18,000 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

19. 2016-11-17
    price $18,000 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

20. 2016-09-14
    listed $19,000 Active 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

21. 2016-09-14
    listed $19,000 Active 300-char remark

    Show marketing remark (300 chars)

    LOVELY BRICK & VINYL BUNGALOW LOCATED NEAR MAJOR ROADS, SHOPPING AND RESTAURANTS. THIS PROPERTY OFFERS 3 BEDROOMS, 1 BATH, LIVING ROOM, KITCHEN, UNFINISHED BASEMENT AND A 2 CAR GARAGE. ALL INFO IS APPROX. PLEASE CONTACT LISTING OFFICE TO VERIFY. ALL OFFERS TO BE SUBMITTED WITH OFFER GUIDELINES

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$10/yr (+$1/mo · 0.8%)

ⓘ 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: $17,084
• − Mortgage interest: −$4,761
• − Property taxes: −$1,289
• − Insurance: −$425
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,473
• Taxable income: $5,402
• Est. tax owed @ 24.0%: −$1,297
• After-tax cash flow: $5,137/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

+347.4% since first listed

9 events — show timeline

• 2026-05-12 Listed $85,000 FSBO.com
• 2016-12-19 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2016-12-19 Sold (MLS) $18,000 REALCOMP
• 2016-12-09 Pending — MiRealSource-MiMLS
• 2016-12-09 Pending — REALCOMP
• 2016-11-18 Price Changed $18,000 MiRealSource-MiMLS
• 2016-11-17 Price Changed $18,000 REALCOMP
• 2016-09-14 Listed $19,000 MiRealSource-MiMLS
• 2016-09-14 Listed $19,000 REALCOMP

Property tax history

-1.5%/yr

Latest (2025): $1,289 · -23.2% YoY. Source: county tax records.