3509 Harrison St · Inkster, MI 48141

$75,000

1 bd · 1.0 ba · 1,248 sqft · SingleFamily · 175 Days on market

Built 1967 3,485 sqft lot Est $76k · at est. ↓ 25% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +8.2/15.0
• 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

Discover this spacious, versatile property formerly used as a commercial building, now fully zoned for residential use. Sitting on a generous lot, this large building offers endless potential for development, renovation, or personalized living space. The property features a secure, fenced-in yard, providing privacy and ideal for outdoor activities or future landscaping projects. Located in a convenient area, it presents an excellent opportunity for investors or homeowners looking to customize their dream residence. Don't miss out on this unique property with great potential!

Key facts

• 3,485 sq ft lot
• Built 1967
• Listed 175 days

Tags

• SECURE FENCED-IN YARD
• ZONED FOR RESIDENTIAL USE
• IDEAL FOR OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 9.8% in Inkster — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 at typical pace (median 17d 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 34% 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 $519 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 5y 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.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1967 — 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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $76,128
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2912 Walnut St	0.28mi	2/1.5 (+1)	1,428 (+14%)	5mo	$45,000	$32	52
27007 Kitch St	0.74mi	2/1.5 (+1)	1,320 (+6%)	11mo	$80,000	$61	40

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: 12.0%
• Equity multiple: 1.48×
• Total profit: $9,984
• Equity at exit: $11,183

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $37,091
• Equity at exit: $6,485

Cash invested: $21,000 (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: 142
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $348

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.49mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	0.53mi
27149 Penn St Inkster, MI	1.0	1.0	846	$650	$0.77	17d	1	0.63mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	1.12mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.43mi

Listing history 39 events

1. 2026-04-20
   status Pending 581-char remark

   Show marketing remark (581 chars)

   Discover this spacious, versatile property formerly used as a commercial building, now fully zoned for residential use. Sitting on a generous lot, this large building offers endless potential for development, renovation, or personalized living space. The property features a secure, fenced-in yard, providing privacy and ideal for outdoor activities or future landscaping projects. Located in a convenient area, it presents an excellent opportunity for investors or homeowners looking to customize their dream residence. Don't miss out on this unique property with great potential!

2. 2026-04-20
   status Pending

   Show marketing remark (581 chars)

   Discover this spacious, versatile property formerly used as a commercial building, now fully zoned for residential use. Sitting on a generous lot, this large building offers endless potential for development, renovation, or personalized living space. The property features a secure, fenced-in yard, providing privacy and ideal for outdoor activities or future landscaping projects. Located in a convenient area, it presents an excellent opportunity for investors or homeowners looking to customize their dream residence. Don't miss out on this unique property with great potential!

3. 2025-10-24
   historical

   Show marketing remark (581 chars)

   Discover this spacious, versatile property formerly used as a commercial building, now fully zoned for residential use. Sitting on a generous lot, this large building offers endless potential for development, renovation, or personalized living space. The property features a secure, fenced-in yard, providing privacy and ideal for outdoor activities or future landscaping projects. Located in a convenient area, it presents an excellent opportunity for investors or homeowners looking to customize their dream residence. Don't miss out on this unique property with great potential!

4. 2025-10-24
   listed $75,000 Active 581-char remark

   Show marketing remark (581 chars)

   Discover this spacious, versatile property formerly used as a commercial building, now fully zoned for residential use. Sitting on a generous lot, this large building offers endless potential for development, renovation, or personalized living space. The property features a secure, fenced-in yard, providing privacy and ideal for outdoor activities or future landscaping projects. Located in a convenient area, it presents an excellent opportunity for investors or homeowners looking to customize their dream residence. Don't miss out on this unique property with great potential!

5. 2025-10-24
   listed $75,000 Active

   Show marketing remark (581 chars)

   Discover this spacious, versatile property formerly used as a commercial building, now fully zoned for residential use. Sitting on a generous lot, this large building offers endless potential for development, renovation, or personalized living space. The property features a secure, fenced-in yard, providing privacy and ideal for outdoor activities or future landscaping projects. Located in a convenient area, it presents an excellent opportunity for investors or homeowners looking to customize their dream residence. Don't miss out on this unique property with great potential!

6. 2025-10-23
   listed $75,000 Active
7. 2025-10-03
   historical
8. 2025-10-03
   status Active
9. 2025-10-02
   historical
10. 2025-10-02
    status Active
11. 2025-09-11
    historical
12. 2025-09-11
    status Active
13. 2025-07-02
    historical
14. 2025-07-01
    status Active
15. 2025-06-26
    historical
16. 2025-06-26
    status Active
17. 2025-05-15
    historical
18. 2025-05-14
    listed $99,999 Active
19. 2024-10-03
    historical
20. 2024-10-03
    status Active
21. 2024-09-11
    historical
22. 2024-09-11
    status Active
23. 2024-05-18
    historical
24. 2024-05-18
    status Active
25. 2024-05-09
    historical
26. 2024-05-08
    listed $99,900 Active
27. 2023-03-09
    historical
28. 2023-03-09
    status Active
29. 2023-03-03
    historical
30. 2023-03-03
    status Active
31. 2022-12-16
    historical
32. 2022-12-16
    status Active
33. 2022-12-16
    price $99,900
34. 2022-12-01
    historical
35. 2022-12-01
    status Active
36. 2022-11-23
    historical
37. 2022-04-04
    listed $89,000 Active
38. 2021-07-02
    historical
39. 2021-04-07
    listed $99,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,162
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,182
• Taxable income: $3,173
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $3,417/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

-24.9% since first listed

39 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2025-10-24 Listing Removed — MiRealSource-MiMLS
• 2025-10-24 Listed $75,000 REALCOMP
• 2025-10-24 Listed $75,000 MiRealSource-MiMLS
• 2025-10-23 Listed $75,000 MiRealSource-MiMLS
• 2025-10-03 Listing Removed — MiRealSource-MiMLS
• 2025-10-03 Relisted — MiRealSource-MiMLS
• 2025-10-02 Listing Removed — MiRealSource-MiMLS
• 2025-10-02 Relisted — MiRealSource-MiMLS
• 2025-09-11 Listing Removed — MiRealSource-MiMLS
• 2025-09-11 Relisted — MiRealSource-MiMLS
• 2025-07-02 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Relisted — MiRealSource-MiMLS
• 2025-06-26 Listing Removed — MiRealSource-MiMLS
• 2025-06-26 Relisted — MiRealSource-MiMLS
• 2025-05-15 Listing Removed — MiRealSource-MiMLS
• 2025-05-14 Listed $99,999 MiRealSource-MiMLS
• 2024-10-03 Listing Removed — MiRealSource-MiMLS
• 2024-10-03 Relisted — MiRealSource-MiMLS
• 2024-09-11 Listing Removed — MiRealSource-MiMLS
• 2024-09-11 Relisted — MiRealSource-MiMLS
• 2024-05-18 Listing Removed — MiRealSource-MiMLS
• 2024-05-18 Relisted — MiRealSource-MiMLS
• 2024-05-09 Listing Removed — MiRealSource-MiMLS
• 2024-05-08 Listed $99,900 MiRealSource-MiMLS
• 2023-03-09 Listing Removed — MiRealSource-MiMLS
• 2023-03-09 Relisted — MiRealSource-MiMLS
• 2023-03-03 Listing Removed — MiRealSource-MiMLS
• 2023-03-03 Relisted — MiRealSource-MiMLS
• 2022-12-16 Listing Removed — MiRealSource-MiMLS
• 2022-12-16 Relisted — MiRealSource-MiMLS
• 2022-12-16 Price Changed $99,900 MiRealSource-MiMLS
• 2022-12-01 Listing Removed — MiRealSource-MiMLS
• 2022-12-01 Relisted — MiRealSource-MiMLS
• 2022-11-23 Listing Removed — MiRealSource-MiMLS
• 2022-04-04 Listed $89,000 MiRealSource-MiMLS
• 2021-07-02 Listing Removed — MiRealSource-MiMLS
• 2021-04-07 Listed $99,900 MiRealSource-MiMLS