26160 Princeton St · Inkster, MI 48141

$150,000

13 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 61 Days on market

Built 1954 5,663 sqft lot ↓ 6% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

Key facts

• 5,663 sq ft lot
• 212 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 13-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% 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); 146 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,850/mo this rent would consume 57% of the median local household income ($39k/yr) (locally 1558% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.23% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $8,465
• Equity at exit: $22,365

10-year hold

• IRR: 14.6%
• Equity multiple: 2.17×
• Total profit: $49,229
• Equity at exit: $12,969

Cash invested: $42,000 (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: 146
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $516

Break-even live

Break-even rent $1,196

Max offer price $150,000

Occupancy floor 67%

Sensitivity live

Price	-10% $601	-5% $559	+0% $516	+5% $474	+10% $432
Rent	-10% $370	-5% $443	+0% $516	+5% $590	+10% $663
Rate	-1.0pp $592	-0.5pp $555	base $516	+0.5pp $478	+1.0pp $438

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-11-10
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

2. 2025-11-10
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

3. 2025-11-10
   status Pending

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

4. 2025-10-03
   price $150,000 379-char remark

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

5. 2025-10-02
   price $150,000 379-char remark

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

6. 2025-10-02
   price $150,000

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

7. 2025-09-10
   listed $160,000 Active 379-char remark

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

8. 2025-09-10
   listed $160,000 Active 379-char remark

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

9. 2025-09-10
   listed $160,000 Active

   Show marketing remark (379 chars)

   Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

10. 2025-09-08
    historical $160,000 379-char remark

    Show marketing remark (379 chars)

    Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

11. 2025-09-08
    historical $160,000

    Show marketing remark (379 chars)

    Well maintained three bedroom bungalow. Cozy living room and dining room. Large family room with access to kitchen with a seated island. Florida room has built-in grill, upstairs bedroom has library shelves and large walk-in closet. Two and half car garage with finished ceiling for storage and pull down ladder. Backyard privacy fence. Basement heated and prepped for half bath.

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,729 · $144/mo
• Expected delta: +$581/yr (+$48/mo · 50.5%)

ⓘ 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: $22,197
• − Mortgage interest: −$8,402
• − Property taxes: −$1,149
• − Insurance: −$750
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,364
• Taxable income: $3,981
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $5,242/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

-6.2% since first listed

11 events — show timeline

• 2025-11-10 Pending — MiRealSource-MiMLS
• 2025-11-10 Pending — REALCOMP
• 2025-11-10 Pending — SW Michigan MLS
• 2025-10-03 Price Changed $150,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $150,000 REALCOMP
• 2025-10-02 Price Changed $150,000 SW Michigan MLS
• 2025-09-10 Listed $160,000 REALCOMP
• 2025-09-10 Listed $160,000 MiRealSource-MiMLS
• 2025-09-10 Listed $160,000 SW Michigan MLS
• 2025-09-08 Coming Soon $160,000 MiRealSource-MiMLS
• 2025-09-08 Coming Soon $160,000 SW Michigan MLS

Property tax history

-3.4%/yr

Latest (2025): $1,149 · -23.8% YoY. Source: county tax records.