26861 Kitch St · Inkster, MI 48141

$125,900

3 bd · 1.0 ba · 909 sqft · SingleFamily public records · 2 Days on market

Built 1950 6,098 sqft lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• 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

Beautifully remodeled, turn key, move in ready home. All new bathroom and kitchen including plumbing, cabinets and counter tops. All new flooring and fresh paint throughout. Nice clean painted basement. Don't forget about down payment assistance programs available to help with down payment and or closing costs.

Key facts

• New kitchen
• New bathroom
• New flooring

Tags

• REMODELED HOME
• NEW BATHROOM
• NEW KITCHEN
• NEW FLOORING
• CLEAN PAINTED BASEMENT

Property features AI

Finance

• Other: Property listed as residential, single family
• Financial info: No investor or rental income details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway access; No garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Has unfinished basement
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.14 acres (45 x 135)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 5 total rooms (includes bedroom count within room total)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).

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 18d 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 41% 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 $870 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.
• 5 sale attempts since 18y 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 $60k; list at $126k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,900

Questions for the listing agent

1. Built in 1950 — 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: 1.07% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $79,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26656 Kitch St	0.12mi	3/1.0	909 (0%)	6mo	$60,000	$66	90
26825 Kitch St	0.03mi	3/1.0	972 (+7%)	2mo	$130,000	$134	85
3826 Inkster Rd	0.38mi	3/1.5	880 (-3%)	4mo	$23,000	$26	71
3854 John Daly St	0.23mi	3/1.5	1,019 (+12%)	2mo	$42,000	$41	66
4135 Allen St	0.49mi	3/1.0	972 (+7%)	1mo	$40,000	$41	64
4133 Moore St	0.54mi	3/1.0	854 (-6%)	1mo	$106,000	$124	64
3525 Hickory St	0.66mi	3/1.0	880 (-3%)	4mo	$104,000	$118	61
26437 Lehigh St	0.49mi	3/1.0	1,000 (+10%)	3mo	$85,000	$85	58
26159 Stanford St	0.56mi	4/1.0 (+1)	850 (-6%)	2mo	$92,000	$108	56
4052 Bayhan St	0.42mi	3/1.0	1,036 (+14%)	4mo	$91,000	$88	54
25948 Penn St	0.57mi	3/1.0	1,031 (+13%)	1mo	$100,000	$97	50
3512 Hickory St	0.68mi	2/1.0 (-1)	782 (-14%)	4mo	$45,000	$58	36

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-10,758
• Equity at exit: $18,772

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,984
• Equity at exit: $10,886

Cash invested: $35,252 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$660
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $152

Break-even live

Break-even rent $1,152

Max offer price $125,900

Occupancy floor 84%

Sensitivity live

Price	-10% $223	-5% $187	+0% $152	+5% $116	+10% $80
Rent	-10% $46	-5% $99	+0% $152	+5% $205	+10% $258
Rate	-1.0pp $215	-0.5pp $184	base $152	+0.5pp $119	+1.0pp $86

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	0.08mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	5d	1	0.09mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	0.19mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	25d	1	0.36mi
26159 Stanford St Inkster, MI	4.0	1.0	1056	$1,350	$1.28	5d	1	0.57mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	0.68mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	18d	1	0.71mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	0.80mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	0.82mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	44d	1	0.96mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	44d	1	0.96mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	44d	1	0.98mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	18d	1	1.02mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.02mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	44d	1	1.02mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	5d	1	1.22mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.33mi
24684 Lehigh St Dearborn Heights, MI	4.0	1.0	878	$1,600	$1.82	12d	1	1.33mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	2d	1	1.36mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	0d	1	1.40mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	1.48mi
5845 Michael St Taylor, MI	2.0	1.0	618	$1,325	$2.14	5d	1	1.50mi

Listing history 3 events

1. 2026-06-18
   days on market $125,900 Active 2 DOM
2. 2026-06-17
   remarks 312-char remark
3. 2026-06-17
   listed $125,900 Active 1 DOM

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $2,372 · $198/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: $16,133
• − Mortgage interest: −$7,052
• − Property taxes: −$2,372
• − Insurance: −$630
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,663
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,861/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

+699.4% since first listed

9 events — show timeline

• 2026-06-16 Listed $125,900 REALCOMP
• 2026-06-16 Listed $125,900 MiRealSource-MiMLS
• 2019-07-01 Sold (Public Records) $59,888 Public Records
• 2018-08-30 Listing Removed — MiRealSource-MiMLS
• 2018-08-30 Listing Removed — REALCOMP
• 2018-04-12 Listed $61,000 MiRealSource-MiMLS
• 2018-04-12 Listed $61,000 REALCOMP
• 2009-03-19 Listing Removed — REALCOMP
• 2008-06-16 Listed $15,750 REALCOMP

Property tax history

-1.4%/yr

Latest (2025): $2,372 · +23.1% YoY. Source: county tax records.