27455 Avondale St · Inkster, MI 48141

$100,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 150 Days on market

Built 1970 6,534 sqft lot Est $145k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DO NOT MISS THIS ONE ! NICE RANCH, PLENTY OF STORAGE SPACE, 1 BLOCK FROM MAJOR TRANSPORTATION, NEW FURNACE, NEW HOT WATER HEATER, NEW BASEMENT WINDOWS, CLEAN BIG BASEMENT LOTS OF SPACE, NEWER GUTTERS, LARGE GARAGE, WITH SPACE FOR WORK SHOP ! THIS IS IT !

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% 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, crime F, amenities F.
• Wayne-Westland Community School District (suburban): math 11% / reading 27% proficiency, ranked #474 of 540 in MI (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: David Hicks School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 407 students, 89% FRL); Wayne Memorial High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 1,361 students, 63% FRL) — zoned schools average 76% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 147 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1970 — 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: 1.45% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $144,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 Sherbourne St	0.39mi	3/1.5	1,030 (+0%)	2mo	$160,000	$155	78
28005 Avondale St	0.27mi	3/1.0	962 (-6%)	2mo	$107,500	$112	75
28521 Oakwood St	0.54mi	3/1.0	1,025 (0%)	1mo	$145,000	$141	74
1058 Magnolia Dr	0.40mi	3/1.0	1,000 (-2%)	3mo	$77,257	$77	74
1248 Colonial Dr	0.24mi	3/1.0	1,120 (+9%)	6mo	$105,000	$94	68
1088 Arlington St	0.47mi	3/1.0	1,076 (+5%)	4mo	$137,500	$128	66
112 Brentwood St	0.60mi	3/1.0	994 (-3%)	1mo	$164,000	$165	66
291 Arlington St	0.47mi	3/1.0	966 (-6%)	5mo	$139,000	$144	65
216 Helen St	0.64mi	3/1.0	958 (-6%)	6mo	$178,866	$187	54
26628 Oakland St	0.74mi	3/1.0	921 (-10%)	6mo	$111,610	$121	43
26723 W Hills Dr	0.69mi	3/1.5	890 (-13%)	3mo	$110,000	$124	41
784 Patterson Ct	0.72mi	3/2.0	1,140 (+11%)	6mo	$170,000	$149	39

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $8,627
• Equity at exit: $14,910

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $39,455
• Equity at exit: $8,646

Cash invested: $28,000 (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: 147
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$524
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $390

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 68%

Sensitivity live

Price	-10% $447	-5% $418	+0% $390	+5% $362	+10% $333
Rent	-10% $275	-5% $333	+0% $390	+5% $447	+10% $505
Rate	-1.0pp $440	-0.5pp $415	base $390	+0.5pp $364	+1.0pp $338

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.19mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.29mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.38mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.65mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.87mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.89mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	0.91mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	16d	12	0.99mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	20	1.03mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	1.12mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.23mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	1.24mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	1.29mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.33mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	1.37mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	19d	1	1.38mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	1.41mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	1.41mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	1.45mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	1.49mi

Listing history 28 events

1. 2025-06-27
   status Pending
2. 2025-03-25
   historical
3. 2024-12-17
   status Pending
4. 2022-04-07
   soldstatus $98,000
5. 2022-04-05
   status Pending 254-char remark

   Show marketing remark (254 chars)

   DO NOT MISS THIS ONE ! NICE RANCH, PLENTY OF STORAGE SPACE, 1 BLOCK FROM MAJOR TRANSPORTATION, NEW FURNACE, NEW HOT WATER HEATER, NEW BASEMENT WINDOWS, CLEAN BIG BASEMENT LOTS OF SPACE, NEWER GUTTERS, LARGE GARAGE, WITH SPACE FOR WORK SHOP ! THIS IS IT !

6. 2022-04-05
   status Pending

   Show marketing remark (254 chars)

   DO NOT MISS THIS ONE ! NICE RANCH, PLENTY OF STORAGE SPACE, 1 BLOCK FROM MAJOR TRANSPORTATION, NEW FURNACE, NEW HOT WATER HEATER, NEW BASEMENT WINDOWS, CLEAN BIG BASEMENT LOTS OF SPACE, NEWER GUTTERS, LARGE GARAGE, WITH SPACE FOR WORK SHOP ! THIS IS IT !

7. 2021-11-05
   listed $100,000 Active

   Show marketing remark (254 chars)

   DO NOT MISS THIS ONE ! NICE RANCH, PLENTY OF STORAGE SPACE, 1 BLOCK FROM MAJOR TRANSPORTATION, NEW FURNACE, NEW HOT WATER HEATER, NEW BASEMENT WINDOWS, CLEAN BIG BASEMENT LOTS OF SPACE, NEWER GUTTERS, LARGE GARAGE, WITH SPACE FOR WORK SHOP ! THIS IS IT !

8. 2021-11-05
   listed $100,000 Active 254-char remark

   Show marketing remark (254 chars)

   DO NOT MISS THIS ONE ! NICE RANCH, PLENTY OF STORAGE SPACE, 1 BLOCK FROM MAJOR TRANSPORTATION, NEW FURNACE, NEW HOT WATER HEATER, NEW BASEMENT WINDOWS, CLEAN BIG BASEMENT LOTS OF SPACE, NEWER GUTTERS, LARGE GARAGE, WITH SPACE FOR WORK SHOP ! THIS IS IT !

9. 2021-10-29
   historical
10. 2021-10-28
    historical
11. 2021-09-28
    status Active
12. 2021-09-28
    status Active
13. 2021-08-11
    status Pending
14. 2021-08-11
    status Pending
15. 2021-06-29
    listed $89,900 Active
16. 2021-06-29
    listed $89,900 Active
17. 2019-08-16
    historical
18. 2019-08-15
    historical
19. 2019-08-14
    status Active
20. 2019-08-14
    status Active
21. 2019-08-07
    historical
22. 2019-08-06
    historical
23. 2019-06-21
    status Active
24. 2019-06-13
    historical
25. 2019-02-15
    listed $45,000 Active
26. 2019-02-15
    listed $45,000 Active
27. 2016-01-30
    historical
28. 2015-07-30
    listed $750

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 · 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: $17,436
• − Mortgage interest: −$5,602
• − Property taxes: −$2,301
• − Insurance: −$500
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,909
• Taxable income: $3,334
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,880/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: Wayne-Westland Community School District
• NCES district ID: 2600015
• Math proficiency: 11% ▼ -6.00%
• Reading proficiency: 27% ▼ -2.00%
• Median HH income: $43,524
• Composite: 16.4/100
• National rank: #9195
• State rank: #474 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

+117.8% since first listed

28 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-04-07 Sold (Public Records) $98,000 Public Records
• 2022-04-05 Pending — MiRealSource-MiMLS
• 2022-04-05 Pending — REALCOMP
• 2021-11-05 Listed $100,000 MiRealSource-MiMLS
• 2021-11-05 Listed $100,000 REALCOMP
• 2021-10-29 Listing Removed — REALCOMP
• 2021-10-28 Listing Removed — MiRealSource-MiMLS
• 2021-09-28 Relisted — MiRealSource-MiMLS
• 2021-09-28 Relisted — REALCOMP
• 2021-08-11 Pending — MiRealSource-MiMLS
• 2021-08-11 Pending — REALCOMP
• 2021-06-29 Listed $89,900 MiRealSource-MiMLS
• 2021-06-29 Listed $89,900 REALCOMP
• 2019-08-16 Listing Removed — REALCOMP
• 2019-08-15 Listing Removed — MiRealSource-MiMLS
• 2019-08-14 Relisted — MiRealSource-MiMLS
• 2019-08-14 Relisted — REALCOMP
• 2019-08-07 Listing Removed — REALCOMP
• 2019-08-06 Listing Removed — MiRealSource-MiMLS
• 2019-06-21 Relisted — REALCOMP
• 2019-06-13 Listing Removed — REALCOMP
• 2019-02-15 Listed $45,000 MiRealSource-MiMLS
• 2019-02-15 Listed $45,000 REALCOMP
• 2016-01-30 Listing Removed — MiRealSource-MiMLS
• 2015-07-30 Listed $750 MiRealSource-MiMLS

Property tax history

-3.8%/yr

Latest (2025): $2,301 · -17.2% YoY. Source: county tax records.