26413 Lehigh St · Inkster, MI 48141

$70,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 142 Days on market

Built 1954 5,227 sqft lot Est $103k · 32% 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

Investor opportunity in Inkster. Solid 3-bedroom ranch with tenant in place and lease through July 2026, providing immediate rental income. Similar homes in the area rent for significantly more, offering strong upside potential. Property features full basement and convenient location near schools, shopping, and major freeways. Property is being sold as-is. Do not disturb tenants.

Key facts

• 5,227 sq ft lot
• Built 1954
• Listed 142 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; One story
• Construction: Steel siding; Slab foundation; Built above grade with finished living area
• Exterior features: Paved road access; Lot dimensions approximately 40 x 135 (0.12 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Five total rooms; Ground-level entry

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$102,816) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 22 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 42% 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $70k implies a 678% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.96% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.89%
• DSCR: 2.55
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $102,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26437 Lehigh St	0.02mi	3/1.0	1,000 (+5%)	3mo	$85,000	$85	88
26333 Eton Ave	0.26mi	3/1.0	1,000 (+5%)	1mo	$95,000	$95	78
26825 Kitch St	0.49mi	3/1.0	972 (+2%)	2mo	$130,000	$134	72
3854 John Daly St	0.29mi	3/1.5	1,019 (+7%)	2mo	$42,000	$41	71
26159 Stanford St	0.18mi	4/1.0 (+1)	850 (-11%)	2mo	$92,000	$108	67
4135 Allen St	0.64mi	3/1.0	972 (+2%)	1mo	$40,000	$41	66
26131 Amherst St	0.60mi	3/1.0	988 (+4%)	3mo	$136,000	$138	63
26396 Pennie St	0.28mi	2/1.0 (-1)	1,080 (+13%)	2mo	$95,000	$88	58
25948 Penn St	0.62mi	3/1.0	1,031 (+8%)	1mo	$100,000	$97	56
26214 Pennie St	0.31mi	2/1.0 (-1)	1,079 (+13%)	3mo	$130,000	$120	56
25513 Annapolis St	0.61mi	3/1.0	1,040 (+9%)	2mo	$152,000	$146	55
4133 Moore St	0.70mi	3/1.0	854 (-10%)	1mo	$106,000	$124	50

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: 30.4%
• Equity multiple: 2.27×
• Total profit: $24,922
• Equity at exit: $10,437

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $68,314
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$367
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $570

Break-even live

Break-even rent $652

Max offer price $70,000

Occupancy floor 54%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.19mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.22mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.25mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.55mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.58mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.63mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.67mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.76mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.79mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	0.82mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	0.89mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	0.98mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.00mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	1.02mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.11mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	1.13mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.19mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	14d	1	1.22mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.25mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.25mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	1.31mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	14d	1	1.50mi

Listing history 25 events

1. 2026-06-19
   price $70,000 Active 142 DOM
2. 2026-06-18
   days on market $75,000 Active 142 DOM
3. 2026-06-17
   days on market $75,000 Active 141 DOM
4. 2026-06-16
   days on market $75,000 Active 140 DOM
5. 2026-06-15
   days on market $75,000 Active 139 DOM
6. 2026-06-13
   days on market $75,000 Active 137 DOM
7. 2026-06-13
   days on market $75,000 Active 136 DOM
8. 2026-06-09
   days on market $75,000 Active 133 DOM
9. 2026-06-08
   days on market $75,000 Active 132 DOM
10. 2026-06-07
    days on market $75,000 Active 131 DOM
11. 2026-06-04
    days on market $75,000 Active 128 DOM
12. 2026-06-03
    days on market $75,000 Active 127 DOM
13. 2026-06-02
    days on market $75,000 Active 126 DOM
14. 2026-06-01
    days on market $75,000 Active 125 DOM
15. 2026-05-31
    days on market $75,000 Active 124 DOM
16. 2026-01-27
    listed $75,000 Active

    Show marketing remark (382 chars)

    Investor opportunity in Inkster. Solid 3-bedroom ranch with tenant in place and lease through July 2026, providing immediate rental income. Similar homes in the area rent for significantly more, offering strong upside potential. Property features full basement and convenient location near schools, shopping, and major freeways. Property is being sold as-is. Do not disturb tenants.

17. 2026-01-27
    listed $75,000 Active 382-char remark

    Show marketing remark (382 chars)

    Investor opportunity in Inkster. Solid 3-bedroom ranch with tenant in place and lease through July 2026, providing immediate rental income. Similar homes in the area rent for significantly more, offering strong upside potential. Property features full basement and convenient location near schools, shopping, and major freeways. Property is being sold as-is. Do not disturb tenants.

18. 2013-06-01
    historical
19. 2013-06-01
    historical
20. 2013-06-01
    historical
21. 2013-04-29
    listed $750
22. 2013-04-04
    listed $16,500
23. 2013-04-04
    listed $16,500
24. 2008-12-16
    soldstatus $9,000
25. 2008-11-06
    listed $9,900

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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: $16,479
• − Mortgage interest: −$3,921
• − Property taxes: −$1,425
• − Insurance: −$350
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$2,036
• Taxable income: $6,110
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $5,372/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

+657.6% since first listed

10 events — show timeline

• 2026-01-27 Listed $75,000 MiRealSource-MiMLS
• 2026-01-27 Listed $75,000 REALCOMP
• 2013-06-01 Listing Removed — MiRealSource-MiMLS
• 2013-06-01 Listing Removed — REALCOMP
• 2013-06-01 Listing Removed — MiRealSource-MiMLS
• 2013-04-29 Listed $750 MiRealSource-MiMLS
• 2013-04-04 Listed $16,500 REALCOMP
• 2013-04-04 Listed $16,500 MiRealSource-MiMLS
• 2008-12-16 Sold (MLS) $9,000 REALCOMP
• 2008-11-06 Listed $9,900 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $1,425 · +19.5% YoY. Source: county tax records.