26700 Hopkins St · Inkster, MI 48141

$127,900

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 2 Days on market

Built 1953 10,454 sqft lot Est $108k · 19% over

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Why this score? — see what drove the D+ 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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wait stop and take a look!! Offering a completely renovated move in 3 bedroom ranch with a newer furnace with c/a, Newer updated kitchen, hardwood floors completely painted throughout 2 car attached garage, large spacious yard with outdoor shed. Ready to move in with Immediate possession The city inspection is ordered buyer to provide waiver of any repairs sited from the city prior to closing.

Key facts

• Spacious yard
• Newer furnace
• Renovated ranch

Tags

• RENOVATED RANCH
• NEWER FURNACE
• UPDATED KITCHEN
• HARDWOOD FLOORS
• SPACIOUS YARD
• OUTDOOR SHED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; One level
• Construction: Brick exterior
• Exterior features: Lot approximately 80 x 135 (about 0.24 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Baseboard, Electric, Forced Air, Natural Gas; No central cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).

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 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 $884 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $59k; list at $128k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.10% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $107,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26700 Hopkins St	0.00mi	3/1.0	1,110 (0%)	0mo	$120,000	$108	100
26396 Pennie St	0.28mi	2/1.0 (-1)	1,080 (-3%)	2mo	$95,000	$88	76
26437 Lehigh St	0.15mi	3/1.0	1,000 (-10%)	3mo	$85,000	$85	74
4005 Moore St	0.58mi	3/1.0	1,100 (-1%)	2mo	$46,000	$42	70
26214 Pennie St	0.39mi	2/1.0 (-1)	1,079 (-3%)	3mo	$130,000	$120	70
26333 Eton Ave	0.30mi	3/1.0	1,000 (-10%)	1mo	$95,000	$95	68
3854 John Daly St	0.32mi	3/1.5	1,019 (-8%)	2mo	$42,000	$41	68
4135 Allen St	0.49mi	3/1.0	972 (-12%)	1mo	$40,000	$41	56
26825 Kitch St	0.48mi	3/1.0	972 (-12%)	2mo	$130,000	$134	55
27658 Eton St	0.68mi	3/2.0	1,050 (-5%)	1mo	$145,000	$138	54
25948 Penn St	0.74mi	3/1.0	1,031 (-7%)	1mo	$100,000	$97	52
26131 Amherst St	0.64mi	3/1.0	988 (-11%)	3mo	$136,000	$138	49

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,495
• Equity at exit: $19,070

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $18,925
• Equity at exit: $11,058

Cash invested: $35,812 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$671
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $272

Break-even live

Break-even rent $1,060

Max offer price $127,900

Occupancy floor 76%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	0.27mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	2d	1	0.28mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.33mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.41mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.52mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.55mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.59mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.75mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	0.90mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	0.93mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	0.97mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	0.97mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.03mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	1.05mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.06mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.08mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.13mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	1.17mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.26mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	3d	1	1.38mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	2d	1	1.39mi
24154 Dartmouth St Dearborn, MI	2.0	1.0	950	$1,275	$1.34	15d	1	1.46mi

Listing history 16 events

1. 2026-05-02
   status Pending

   Show marketing remark (396 chars)

   Wait stop and take a look!! Offering a completely renovated move in 3 bedroom ranch with a newer furnace with c/a, Newer updated kitchen, hardwood floors completely painted throughout 2 car attached garage, large spacious yard with outdoor shed. Ready to move in with Immediate possession The city inspection is ordered buyer to provide waiver of any repairs sited from the city prior to closing.

2. 2026-05-02
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Wait stop and take a look!! Offering a completely renovated move in 3 bedroom ranch with a newer furnace with c/a, Newer updated kitchen, hardwood floors completely painted throughout 2 car attached garage, large spacious yard with outdoor shed. Ready to move in with Immediate possession The city inspection is ordered buyer to provide waiver of any repairs sited from the city prior to closing.

3. 2026-04-30
   listed $127,900 Active

   Show marketing remark (396 chars)

   Wait stop and take a look!! Offering a completely renovated move in 3 bedroom ranch with a newer furnace with c/a, Newer updated kitchen, hardwood floors completely painted throughout 2 car attached garage, large spacious yard with outdoor shed. Ready to move in with Immediate possession The city inspection is ordered buyer to provide waiver of any repairs sited from the city prior to closing.

4. 2026-04-30
   listed $127,900 Active 396-char remark

   Show marketing remark (396 chars)

   Wait stop and take a look!! Offering a completely renovated move in 3 bedroom ranch with a newer furnace with c/a, Newer updated kitchen, hardwood floors completely painted throughout 2 car attached garage, large spacious yard with outdoor shed. Ready to move in with Immediate possession The city inspection is ordered buyer to provide waiver of any repairs sited from the city prior to closing.

5. 2015-02-25
   soldstatus $58,750
6. 2015-01-05
   soldstatus $51,000
7. 2014-10-31
   soldstatus $35,000 316-char remark

   Show marketing remark (316 chars)

   * * * READY TO MOVE INN * * * Home has a C of O. All Inspections have been approved. Updated 3 bedroom ranch with some hardwood floors, ceramic tile in bathroom, newer windows, roof and air condition system. Huge fenced in yard with shed and so much more. Make a appointment today. This property won't last long.

8. 2014-10-31
   soldstatus $35,000

   Show marketing remark (316 chars)

   * * * READY TO MOVE INN * * * Home has a C of O. All Inspections have been approved. Updated 3 bedroom ranch with some hardwood floors, ceramic tile in bathroom, newer windows, roof and air condition system. Huge fenced in yard with shed and so much more. Make a appointment today. This property won't last long.

9. 2014-10-22
   historical 316-char remark

   Show marketing remark (316 chars)

   * * * READY TO MOVE INN * * * Home has a C of O. All Inspections have been approved. Updated 3 bedroom ranch with some hardwood floors, ceramic tile in bathroom, newer windows, roof and air condition system. Huge fenced in yard with shed and so much more. Make a appointment today. This property won't last long.

10. 2014-08-26
    listed $39,900 316-char remark

    Show marketing remark (316 chars)

    * * * READY TO MOVE INN * * * Home has a C of O. All Inspections have been approved. Updated 3 bedroom ranch with some hardwood floors, ceramic tile in bathroom, newer windows, roof and air condition system. Huge fenced in yard with shed and so much more. Make a appointment today. This property won't last long.

11. 2014-08-26
    listed $39,900

    Show marketing remark (316 chars)

    * * * READY TO MOVE INN * * * Home has a C of O. All Inspections have been approved. Updated 3 bedroom ranch with some hardwood floors, ceramic tile in bathroom, newer windows, roof and air condition system. Huge fenced in yard with shed and so much more. Make a appointment today. This property won't last long.

12. 2014-07-17
    soldstatus $21,000
13. 2014-07-17
    soldstatus $21,000
14. 2014-07-14
    historical
15. 2014-06-10
    listed $41,900
16. 2014-06-10
    listed $41,900

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$303/yr (+$25/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,851
• − Mortgage interest: −$7,164
• − Property taxes: −$1,363
• − Insurance: −$640
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,721
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,957/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

+205.3% since first listed

16 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-04-30 Listed $127,900 MiRealSource-MiMLS
• 2026-04-30 Listed $127,900 REALCOMP
• 2015-02-25 Sold (Public Records) $58,750 Public Records
• 2015-01-05 Sold (Public Records) $51,000 Public Records
• 2014-10-31 Sold (MLS) $35,000 REALCOMP
• 2014-10-31 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2014-10-22 Listing Removed — MiRealSource-MiMLS
• 2014-08-26 Listed $39,900 REALCOMP
• 2014-08-26 Listed $39,900 MiRealSource-MiMLS
• 2014-07-17 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2014-07-17 Sold (MLS) $21,000 REALCOMP
• 2014-07-14 Listing Removed — MiRealSource-MiMLS
• 2014-06-10 Listed $41,900 MiRealSource-MiMLS
• 2014-06-10 Listed $41,900 REALCOMP

Property tax history

-5.9%/yr

Latest (2025): $1,363 · -29.0% YoY. Source: county tax records.