26669 Norfolk St · Inkster, MI 48141

$29,000

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 34 Days on market

Built 1925 5,663 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

CALLING ALL INVESTORS!! PERFECT INVESTMENT OPPORTINITY IN INKSTER. IDEAL FOR THOSE SEEKING A FIXER UPPER PROJECT. HOME BEING SOLD AS IS. BATVAI

Key facts

• 5,663 sq ft lot
• 3 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.1% 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; 23 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 39% 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 4.44% ✓
• Cap rate: 40.13%
• Cash-on-cash: 120.85%
• DSCR: 6.38
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $111,834
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Weithoff Ct	0.43mi	3/1.0 (+1)	1,050 (+2%)	3mo	$125,000	$119	69
25948 Penn St	0.54mi	3/1.0 (+1)	1,031 (+0%)	1mo	$100,000	$97	68
26825 Kitch St	0.38mi	3/1.0 (+1)	972 (-5%)	2mo	$130,000	$134	67
26323 Kean St	0.43mi	3/1.0 (+1)	1,080 (+5%)	1mo	$130,000	$120	65
3854 John Daly St	0.54mi	3/1.5 (+1)	1,019 (-1%)	2mo	$42,000	$41	65
3930 Bayhan St	0.62mi	3/1.0 (+1)	1,036 (+1%)	6mo	$111,610	$108	60
4052 Bayhan St	0.69mi	3/1.0 (+1)	1,036 (+1%)	4mo	$91,000	$88	58
26656 Kitch St	0.35mi	3/1.0 (+1)	909 (-11%)	5mo	$60,000	$66	55
26628 Oakland St	0.54mi	3/1.0 (+1)	921 (-10%)	6mo	$111,610	$121	48
26723 W Hills Dr	0.55mi	3/1.5 (+1)	890 (-13%)	3mo	$110,000	$124	43
26773 Colgate St	0.69mi	3/1.0 (+1)	1,124 (+10%)	6mo	$122,500	$109	42
3826 Inkster Rd	0.69mi	3/1.5 (+1)	880 (-14%)	4mo	$23,000	$26	34

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: —
• Equity multiple: 6.83×
• Total profit: $47,337
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 14.31×
• Total profit: $108,097
• Equity at exit: $2,507

Cash invested: $8,120 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $818

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 32%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	16d	1	0.29mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	4d	1	0.31mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	17d	1	0.43mi
27149 Penn St Inkster, MI	1.0	1.0	846	$650	$0.77	17d	1	0.43mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	10d	1	0.59mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	24d	1	0.62mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	17d	1	0.72mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	0.89mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	2d	1	0.91mi
3763 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,450	$1.40	43d	1	0.96mi
3755 Heritage Pkwy Dearborn, MI	2.0	1.0	830	$1,450	$1.75	43d	1	0.98mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	1d	1	1.00mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.03mi
3809 Heritage Pkwy Dearborn, MI	2.0	1.5	1035	$1,400	$1.35	43d	1	1.04mi
24738 New York St Dearborn, MI	3.0	1.0	1296	$1,800	$1.39	2d	1	1.15mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	43d	1	1.26mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	17d	1	1.28mi
25016 Lehigh St Dearborn Heights, MI	2.0	1.0	1000	$1,400	$1.40	4d	1	1.29mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,280	$1.37	1d	22	1.31mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.32mi
24442 Union St Dearborn, MI	3.0	1.5	1000	$1,900	$1.90	1d	1	1.33mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.33mi
24601 Andover Dr Dearborn Heights, MI	3.0	1.5	1092	$1,700	$1.56	1d	1	1.37mi

Listing history 7 events

1. 2024-12-17
   status Pending
2. 2024-09-19
   soldstatus $420,000
3. 2023-10-31
   status Pending 143-char remark

   Show marketing remark (143 chars)

   CALLING ALL INVESTORS!! PERFECT INVESTMENT OPPORTINITY IN INKSTER. IDEAL FOR THOSE SEEKING A FIXER UPPER PROJECT. HOME BEING SOLD AS IS. BATVAI

4. 2023-10-31
   status Pending

   Show marketing remark (143 chars)

   CALLING ALL INVESTORS!! PERFECT INVESTMENT OPPORTINITY IN INKSTER. IDEAL FOR THOSE SEEKING A FIXER UPPER PROJECT. HOME BEING SOLD AS IS. BATVAI

5. 2023-09-27
   listed $29,000 Active

   Show marketing remark (143 chars)

   CALLING ALL INVESTORS!! PERFECT INVESTMENT OPPORTINITY IN INKSTER. IDEAL FOR THOSE SEEKING A FIXER UPPER PROJECT. HOME BEING SOLD AS IS. BATVAI

6. 2023-09-27
   listed $29,000 Active 143-char remark

   Show marketing remark (143 chars)

   CALLING ALL INVESTORS!! PERFECT INVESTMENT OPPORTINITY IN INKSTER. IDEAL FOR THOSE SEEKING A FIXER UPPER PROJECT. HOME BEING SOLD AS IS. BATVAI

7. 1995-10-02
   soldstatus $8,000

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

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: $15,465
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$844
• Taxable income: $9,943
• Est. tax owed @ 24.0%: −$2,386
• After-tax cash flow: $7,426/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

+5150.0% since first listed

7 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-09-19 Sold (Public Records) $420,000 Public Records
• 2023-10-31 Pending — MiRealSource-MiMLS
• 2023-10-31 Pending — REALCOMP
• 2023-09-27 Listed $29,000 MiRealSource-MiMLS
• 2023-09-27 Listed $29,000 REALCOMP
• 1995-10-02 Sold (Public Records) $8,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,341 · -5.9% YoY. Source: county tax records.