3605 Ash St · Inkster, MI 48141

$119,900

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 47 Days on market

Built 1940 7,841 sqft lot $74/sqft · at area comps Est $120k · at est.

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HURRY! COME SEE THIS ONE-OF-A-KIND VERY SPACIOUS 3-BEDROOM 2-FULL BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1600 SQFT WITH A 2 CAR DETACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN AND WITH SOME MINOR TLC THIS HOME CAN BE STUNNING! ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DONT MISS OUT!

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Listing broker: Keller Williams Legacy

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.18 acres (70 x 112)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (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.
• Taylor School District (urban): math 14% / reading 27% proficiency, ranked #462 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 142 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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).
• At $1,517/mo this rent would consume 46% 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 $829 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $120k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1940 — 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: 1.27% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (median comp): $119,942
• List price: $119,900
• Delta: -0.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3412 Spruce St	0.17mi	4/3.0 (+1)	1,768 (+9%)	6mo	$50,000	$28	62
3146 Walnut St	0.29mi	4/1.0 (+1)	1,520 (-6%)	7mo	$112,000	$74	62
3742 Allen Ave	0.32mi	4/1.5 (+1)	1,740 (+8%)	5mo	$139,700	$80	61
3763 Williams St	0.26mi	3/1.5	1,808 (+12%)	8mo	$115,000	$64	59
4332 Bridgeport Ct	0.58mi	3/2.0	1,450 (-10%)	0mo	$270,000	$186	56
27475 Annapolis Rd	0.66mi	3/2.0	1,592 (-2%)	17mo	$212,000	$133	53
3240 Harrison St	0.26mi	4/1.5 (+1)	1,456 (-10%)	14mo	$136,000	$93	52
2912 Walnut St	0.39mi	2/1.5 (-1)	1,428 (-12%)	5mo	$45,000	$32	52
3140 Moore St	0.36mi	4/1.0 (+1)	1,428 (-12%)	6mo	$136,610	$96	50
3257 Harrison St	0.23mi	3/1.0	1,410 (-13%)	18mo	$76,000	$54	49
29026 York St	0.68mi	3/1.5	1,462 (-10%)	8mo	$149,900	$103	44
29038 York St	0.69mi	3/1.0	1,462 (-10%)	7mo	$132,500	$91	42

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $6,184
• Equity at exit: $17,877

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $38,158
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$629
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $403

Break-even live

Break-even rent $1,007

Max offer price $119,900

Occupancy floor 68%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	0.21mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	1.20mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	1d	1	1.23mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.36mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $119,900 Active 47 DOM
2. 2026-06-17
   days on market $119,900 Active 46 DOM
3. 2026-06-16
   days on market $119,900 Active 45 DOM
4. 2026-06-15
   days on market $119,900 Active 44 DOM
5. 2026-06-13
   days on market $119,900 Active 42 DOM
6. 2026-06-13
   days on market $119,900 Active 41 DOM
7. 2026-06-09
   days on market $119,900 Active 38 DOM
8. 2026-06-08
   pricedays on market $119,900 Active 37 DOM

   Show marketing remark (417 chars)

   HURRY! COME SEE THIS ONE-OF-A-KIND VERY SPACIOUS 3-BEDROOM 2-FULL BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1600 SQFT WITH A 2 CAR DETACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN AND WITH SOME MINOR TLC THIS HOME CAN BE STUNNING! ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DONT MISS OUT!

9. 2026-06-07
   days on market $129,900 Active 36 DOM
10. 2026-06-04
    days on market $129,900 Active 33 DOM
11. 2026-06-03
    days on market $129,900 Active 32 DOM
12. 2026-06-02
    days on market $129,900 Active 31 DOM
13. 2026-06-01
    days on market $129,900 Active 30 DOM
14. 2026-05-31
    days on market $129,900 Active 29 DOM
15. 2026-05-03
    listed $129,900 Active 417-char remark

    Show marketing remark (417 chars)

    HURRY! COME SEE THIS ONE-OF-A-KIND VERY SPACIOUS 3-BEDROOM 2-FULL BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1600 SQFT WITH A 2 CAR DETACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN AND WITH SOME MINOR TLC THIS HOME CAN BE STUNNING! ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DONT MISS OUT!

16. 2026-05-03
    listed $129,900 Active 417-char remark

    Show marketing remark (417 chars)

    HURRY! COME SEE THIS ONE-OF-A-KIND VERY SPACIOUS 3-BEDROOM 2-FULL BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1600 SQFT WITH A 2 CAR DETACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN AND WITH SOME MINOR TLC THIS HOME CAN BE STUNNING! ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DONT MISS OUT!

17. 2026-05-02
    historical $129,900 417-char remark

    Show marketing remark (417 chars)

    HURRY! COME SEE THIS ONE-OF-A-KIND VERY SPACIOUS 3-BEDROOM 2-FULL BATH HOME IN A PRIME LOCATION WITH IMMEDIATE OCCUPANCY AND A LAYOUT RARELY FOUND IN THE AREA. THIS MODERN GEM HAS OVER 1600 SQFT WITH A 2 CAR DETACHED GARAGE. THIS SPECIAL HOME FEATURES AN OPEN FLOOR PLAN AND WITH SOME MINOR TLC THIS HOME CAN BE STUNNING! ENJOY EASY ACCESS TO SHOPPING CENTERS, RESTAURANTS, ENTERTAINMENT AND MUCH MORE. DONT MISS OUT!

18. 2003-10-02
    soldstatus $19,600

    Show marketing remark (224 chars)

    Bank Foreclosure-Large older home in need of some repairs. The home is priced to compensate for the work needed. Information is estimated, Buyer/Buyer Agent to verify. Pre-approval or proof of funds required with all offers.

19. 2003-10-02
    soldstatus $19,600

    Show marketing remark (224 chars)

    Bank Foreclosure-Large older home in need of some repairs. The home is priced to compensate for the work needed. Information is estimated, Buyer/Buyer Agent to verify. Pre-approval or proof of funds required with all offers.

20. 2003-08-15
    historical

    Show marketing remark (224 chars)

    Bank Foreclosure-Large older home in need of some repairs. The home is priced to compensate for the work needed. Information is estimated, Buyer/Buyer Agent to verify. Pre-approval or proof of funds required with all offers.

21. 2003-07-01
    listed $21,000

    Show marketing remark (224 chars)

    Bank Foreclosure-Large older home in need of some repairs. The home is priced to compensate for the work needed. Information is estimated, Buyer/Buyer Agent to verify. Pre-approval or proof of funds required with all offers.

22. 2003-07-01
    listed $21,000

    Show marketing remark (224 chars)

    Bank Foreclosure-Large older home in need of some repairs. The home is priced to compensate for the work needed. Information is estimated, Buyer/Buyer Agent to verify. Pre-approval or proof of funds required with all offers.

23. 2000-03-20
    historical
24. 2000-01-19
    listed $57,000
25. 1999-12-01
    historical
26. 1999-08-20
    listed $62,000

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,623 · $135/mo
• Expected delta: +$223/yr (+$19/mo · 15.9%)

ⓘ 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: $18,208
• − Mortgage interest: −$6,716
• − Property taxes: −$1,400
• − Insurance: −$600
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$3,488
• Taxable income: $3,091
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $4,098/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: Taylor School District
• NCES district ID: 2633540
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $43,062
• Composite: 17.62/100
• National rank: #9034
• State rank: #462 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

+93.4% since first listed

14 events — show timeline

• 2026-06-08 Price Changed $119,900 MiRealSource-MiMLS
• 2026-06-08 Price Changed $119,900 REALCOMP
• 2026-05-03 Listed $129,900 MiRealSource-MiMLS
• 2026-05-03 Listed $129,900 REALCOMP
• 2026-05-02 Coming Soon $129,900 MiRealSource-MiMLS
• 2003-10-02 Sold (MLS) $19,600 REALCOMP
• 2003-10-02 Sold (MLS) $19,600 MiRealSource-MiMLS
• 2003-08-15 Listing Removed — MiRealSource-MiMLS
• 2003-07-01 Listed $21,000 REALCOMP
• 2003-07-01 Listed $21,000 MiRealSource-MiMLS
• 2000-03-20 Listing Removed — REALCOMP
• 2000-01-19 Listed $57,000 REALCOMP
• 1999-12-01 Listing Removed — REALCOMP
• 1999-08-20 Listed $62,000 REALCOMP

Property tax history

-2.5%/yr

Latest (2025): $1,400 · +4.5% YoY. Source: county tax records.