27051 Avondale St · Inkster, MI 48141

$149,990

2 bd · 2.0 ba · 1,198 sqft · SingleFamily public records · 10 Days on market

Built 1960 871 sqft lot Est $149k · at est.

---

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 +16.6/30.0
• ARV discount +7.1/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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

Key facts

• 2 garage spots
• Built 1960
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (10.2% below list).
• Recommended offer: $135k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 9.3% in Inkster — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $134,706 (10.2% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.90% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $148,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Brentwood St	0.37mi	3/1.0 (+1)	1,190 (-1%)	7mo	$135,000	$113	67
26508 Monticello St	0.40mi	3/1.0 (+1)	1,150 (-4%)	6mo	$125,000	$109	60
784 Patterson Ct	0.47mi	3/2.0 (+1)	1,140 (-5%)	6mo	$170,000	$149	60
1088 Arlington St	0.22mi	3/1.0 (+1)	1,076 (-10%)	4mo	$137,500	$128	60
324 Tromley St	0.52mi	3/1.0 (+1)	1,200 (+0%)	9mo	$1,250	$1	59
201 Cardwell St	0.59mi	3/2.5 (+1)	1,240 (+4%)	6mo	$65,000	$52	55
1248 Colonial Dr	0.47mi	3/1.0 (+1)	1,120 (-6%)	6mo	$105,000	$94	53
363 Sherbourne St	0.39mi	3/1.5 (+1)	1,030 (-14%)	2mo	$160,000	$155	50
226 Belton St	0.69mi	3/1.5 (+1)	1,104 (-8%)	8mo	$200,000	$181	41
26348 N River Park Dr	0.45mi	3/1.0 (+1)	1,030 (-14%)	11mo	$171,000	$166	37
2500 Weithoff Ct	0.75mi	3/1.0 (+1)	1,050 (-12%)	3mo	$125,000	$119	33
26621 Oakland St	0.61mi	3/1.0 (+1)	1,050 (-12%)	11mo	$130,000	$124	33

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-18,558
• Equity at exit: $22,364

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-9,004
• Equity at exit: $12,968

Cash invested: $41,997 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$787
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $92

Break-even live

Break-even rent $1,231

Max offer price $149,990

Occupancy floor 88%

Sensitivity live

Price	-10% $176	-5% $134	+0% $92	+5% $49	+10% $7
Rent	-10% $-15	-5% $38	+0% $92	+5% $145	+10% $198
Rate	-1.0pp $167	-0.5pp $130	base $92	+0.5pp $53	+1.0pp $13

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.12mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	1d	1	0.54mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.62mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	26d	1	0.63mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	0.74mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,280	$1.37	0d	20	0.78mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	16d	12	0.78mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	1.02mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.12mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	1.31mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.33mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	1.34mi
27149 Penn St Inkster, MI	1.0	1.0	846	$650	$0.77	19d	1	1.35mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	19d	1	1.35mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	7d	1	1.37mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	1.38mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.42mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	45d	1	1.49mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	1.50mi

Listing history 4 events

1. 2025-12-27
   status Pending
2. 2025-12-27
   status Pending
3. 2025-12-17
   listed $149,990 Active
4. 2025-12-17
   listed $149,990 Active

ⓘ 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: $1,482 · $124/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$414/yr (+$34/mo · 27.9%)

ⓘ 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: $16,165
• − Mortgage interest: −$8,402
• − Property taxes: −$1,482
• − Insurance: −$750
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$4,363
• Taxable loss: −$1,419
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,440/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

+0.0% since first listed

4 events — show timeline

• 2025-12-27 Pending — MiRealSource-MiMLS
• 2025-12-27 Pending — REALCOMP
• 2025-12-17 Listed $149,990 REALCOMP
• 2025-12-17 Listed $149,990 MiRealSource-MiMLS

Property tax history

-8.5%/yr

Latest (2025): $1,482 · -46.3% YoY. Source: county tax records.