28545 Oakwood St · Inkster, MI 48141

$85,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 62 Days on market

Built 1927 8,276 sqft lot $54/sqft · at area comps Est $127k · 33% under ↓ 26% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

DO NOT DISTURB - OCCUPIED PROPERTY Investment opportunity Built in equity

Key facts

• 8,276 sq ft lot
• Built 1927
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 142 active listings in the ZIP; 5 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).
• At $1,734/mo this rent would consume 53% of the median local household income ($39k/yr) (locally 1558% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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 $17k; list at $85k implies a 403% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.04% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.08%
• DSCR: 2.47
• GRM: 4.1

CMA / ARV

• ARV (median comp): $127,325
• List price: $85,000
• Delta: -33.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28541 Glenwood St	0.06mi	3/2.0	1,500 (-5%)	6mo	$180,000	$120	84
28338 Parkwood St	0.21mi	3/1.0	1,640 (+4%)	7mo	$130,000	$79	74
29002 Rosewood St	0.32mi	3/2.0	1,408 (-11%)	0mo	$150,000	$107	67
29473 Steinhauer St	0.51mi	3/1.0	1,512 (-4%)	0mo	$105,000	$69	65
29540 Edward Dr	0.70mi	3/1.5	1,585 (+1%)	2mo	$162,000	$102	63
28664 Fernwood St	0.48mi	4/2.0 (+1)	1,666 (+6%)	4mo	$175,000	$105	60
1144 Center St	0.47mi	3/1.5	1,460 (-7%)	6mo	$115,000	$79	59
537 Helen St	0.42mi	3/2.0	1,400 (-11%)	8mo	$155,000	$111	56
28501 Leona St	0.62mi	3/2.0	1,700 (+8%)	6mo	$242,000	$142	52
1496 Crescent St	0.72mi	3/1.0	1,456 (-8%)	1mo	$114,900	$79	49
28951 Cherry Hill Rd	0.59mi	3/1.0	1,392 (-12%)	1mo	$152,000	$109	49
29477 Hazelwood St	0.47mi	3/1.0	1,780 (+13%)	5mo	$135,000	$76	48

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $28,035
• Equity at exit: $12,674

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $78,291
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$446
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $656

Break-even live

Break-even rent $904

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.68mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	0.90mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	1.04mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.13mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.41mi

Listing history 20 events

1. 2026-05-31
   days on market $85,000 Active 62 DOM
2. 2026-03-30
   listed $85,000 Active 75-char remark

   Show marketing remark (73 chars)

   DO NOT DISTURB - OCCUPIED PROPERTY Investment opportunity Built in equity

3. 2026-03-30
   listed $85,000 Active 73-char remark

   Show marketing remark (73 chars)

   DO NOT DISTURB - OCCUPIED PROPERTY Investment opportunity Built in equity

4. 2013-09-11
   historical
5. 2013-09-11
   historical
6. 2013-06-11
   listed $55,900
7. 2013-06-11
   listed $55,900
8. 2009-03-11
   soldstatus $16,915
9. 2008-11-09
   historical
10. 2008-10-17
    listed $16,915
11. 2008-10-13
    historical
12. 2008-05-02
    listed $34,900
13. 2008-04-10
    historical
14. 2008-03-11
    listed $34,900
15. 2008-03-11
    listed $34,900
16. 2007-07-10
    listed $75,000
17. 2007-03-14
    historical
18. 2006-11-15
    listed $114,700
19. 2006-11-15
    historical
20. 2006-06-05
    listed $114,700

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/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: $20,809
• − Mortgage interest: −$4,761
• − Property taxes: −$2,791
• − Insurance: −$425
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$2,473
• Taxable income: $7,030
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $6,187/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

-25.9% since first listed

19 events — show timeline

• 2026-03-30 Listed $85,000 MiRealSource-MiMLS
• 2026-03-30 Listed $85,000 REALCOMP
• 2013-09-11 Listing Removed — REALCOMP
• 2013-09-11 Listing Removed — MiRealSource-MiMLS
• 2013-06-11 Listed $55,900 REALCOMP
• 2013-06-11 Listed $55,900 MiRealSource-MiMLS
• 2009-03-11 Sold (MLS) $16,915 REALCOMP
• 2008-11-09 Listing Removed — MiRealSource-MiMLS
• 2008-10-17 Listed $16,915 REALCOMP
• 2008-10-13 Listing Removed — REALCOMP
• 2008-05-02 Listed $34,900 REALCOMP
• 2008-04-10 Listing Removed — REALCOMP
• 2008-03-11 Listed $34,900 REALCOMP
• 2008-03-11 Listed $34,900 MiRealSource-MiMLS
• 2007-07-10 Listed $75,000 REALCOMP
• 2007-03-14 Listing Removed — REALCOMP
• 2006-11-15 Listing Removed — REALCOMP
• 2006-11-15 Listed $114,700 REALCOMP
• 2006-06-05 Listed $114,700 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $2,791 · -0.4% YoY. Source: county tax records.