26011 Dartmouth St · Inkster, MI 48141

$72,200

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 126 Days on market

Built 1954 5,663 sqft lot Est $72k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.2/15.0
• 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

MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

Key facts

• Open layout
• New countertops
• Modern kitchen

Tags

• OPEN LAYOUT
• PVC FLOORING
• MODERN KITCHEN
• WHITE SHAKER CABINETS
• NEW COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Water available; Sewer available
• Home design: Single family residence; One story; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.13 acres (40 x 138)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% 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 $499 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $11k (13%) 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 $63,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 1.71% ✓
• Cap rate: 13.46%
• Cash-on-cash: 25.59%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $71,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25866 Andover St	0.08mi	2/1.0	696 (0%)	9mo	$48,000	$69	89
26241 Annapolis St	0.42mi	2/1.0	696 (0%)	6mo	$54,500	$78	75
26252 Eton Ave	0.51mi	2/1.0	696 (0%)	8mo	$123,000	$177	69
25933 Norfolk St	0.56mi	2/1.0	710 (+2%)	5mo	$90,000	$127	66
25960 Yale St	0.53mi	2/1.0	680 (-2%)	10mo	$70,000	$103	63
26389 Annapolis St	0.47mi	2/1.0	729 (+5%)	9mo	$126,500	$174	62
26641 New York St	0.60mi	2/1.0	720 (+3%)	5mo	$66,000	$92	62
24754 Annapolis St	0.74mi	2/1.0	702 (+1%)	3mo	$121,000	$172	62
25911 Norfolk St	0.57mi	2/2.0	710 (+2%)	12mo	$53,100	$75	56
24691 Dartmouth St	0.72mi	2/1.0	720 (+3%)	11mo	$185,000	$257	51
26970 Colgate St	0.60mi	2/1.0	756 (+9%)	14mo	$65,000	$86	46
5169 Glenis St	0.72mi	2/1.0	800 (+15%)	13mo	$70,000	$88	30

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $15,743
• Equity at exit: $10,765

10-year hold

• IRR: 27.5%
• Equity multiple: 3.42×
• Total profit: $49,003
• Equity at exit: $6,243

Cash invested: $20,216 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$379
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $431

Break-even live

Break-even rent $692

Max offer price $72,200

Occupancy floor 60%

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: $18,050
• Closing costs: $2,166
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	4d	1	1.03mi

Listing history 24 events

1. 2026-05-15
   status Pending 623-char remark

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

2. 2026-05-15
   status Pending

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

3. 2026-04-25
   price $72,200 623-char remark

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

4. 2026-04-24
   price $72,200
5. 2026-04-13
   price $78,900 623-char remark

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

6. 2026-04-13
   price $78,900

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

7. 2026-01-09
   listed $83,000 Active

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

8. 2026-01-09
   listed $83,000 Active 623-char remark

   Show marketing remark (623 chars)

   MOVE RIGHT IN! Newly rehabbed charmer! Cheaper than renting! Check out this 2-bedroom, 1-bath house on a quiet tree-lined street! You'll love the open layout, brand-new PVC flooring, updated bathroom, all-white modern kitchen with new cabinets, countertops, and NEW stainless-steel appliances!! (over $3,125 value!) Refrigerator, stove, dishwasher, microwave, washer, dryer, and fresh paint. Major upgrades include a new furnace, tankless water heater, and new garage door. A generous 5,500 sq ft lot, big yard, perfect for you! Schedule your tour today! A smart long-term investment in an affordable yet appreciating area!

9. 2024-08-27
   historical
10. 2024-08-27
    historical
11. 2024-06-26
    listed $74,900 Active
12. 2024-06-26
    listed $74,900 Active
13. 2023-12-13
    historical $850
14. 2023-11-22
    price $850
15. 2023-11-07
    price $900
16. 2023-09-22
    price $980
17. 2023-09-03
    listed $1,050
18. 2013-04-23
    soldstatus $124,288
19. 2013-03-07
    soldstatus $9,000
20. 2013-03-07
    soldstatus $9,000
21. 2013-01-02
    historical
22. 2013-01-02
    historical
23. 2012-08-20
    listed $9,000
24. 2012-08-20
    listed $9,000

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $1,653 · $138/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: $14,849
• − Mortgage interest: −$4,044
• − Property taxes: −$1,653
• − Insurance: −$361
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,100
• Taxable income: $4,314
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,138/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

+702.2% since first listed

24 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-04-25 Price Changed $72,200 MiRealSource-MiMLS
• 2026-04-24 Price Changed $72,200 REALCOMP
• 2026-04-13 Price Changed $78,900 MiRealSource-MiMLS
• 2026-04-13 Price Changed $78,900 REALCOMP
• 2026-01-09 Listed $83,000 REALCOMP
• 2026-01-09 Listed $83,000 MiRealSource-MiMLS
• 2024-08-27 Listing Removed — MiRealSource-MiMLS
• 2024-08-27 Listing Removed — REALCOMP
• 2024-06-26 Listed $74,900 MiRealSource-MiMLS
• 2024-06-26 Listed $74,900 REALCOMP
• 2023-12-13 Rental Removed $850 PROPERTYWARE
• 2023-11-22 Price Changed $850 PROPERTYWARE
• 2023-11-07 Price Changed $900 PROPERTYWARE
• 2023-09-22 Price Changed $980 PROPERTYWARE
• 2023-09-03 Listed for Rent $1,050 PROPERTYWARE
• 2013-04-23 Sold (Public Records) $124,288 Public Records
• 2013-03-07 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2013-03-07 Sold (MLS) $9,000 REALCOMP
• 2013-01-02 Listing Removed — MiRealSource-MiMLS
• 2013-01-02 Listing Removed — REALCOMP
• 2012-08-20 Listed $9,000 MiRealSource-MiMLS
• 2012-08-20 Listed $9,000 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $1,653 · -28.6% YoY. Source: county tax records.