28645 Glenwood St · Inkster, MI 48141

$119,900

4 bd · 1.0 ba · 702 sqft · SingleFamily public records · 243 Days on market

Built 1952 5,663 sqft lot Est $104k · 15% over

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Why this score? — see what drove the C 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 28645 Glenwood Street-a beautifully remodeled four - bedroom home blending comfort, functionality and modern design in the heart of inkster. This move-in-ready residence features four spacious bedrooms - two upstairs and two on th main level-providing flexibility for families, guest or home office use. The updated tile bathroom offers a clean, contemporary look with stylish finishes and easy maintenance. Enjoy the inviting living room with abundant natural light and comfortable layout that flows effortlessly into the dining and kitchen areas. The homes remodeled interior includes fresh flooring, modern paint tones, updated lighting and refreshed trim work that gives each space a crisp, modern feel. Sitting on a quiet residential street, the property features a private backyard perfect for outdoor gathering or future expansion. The exterior offers classic curb appeal and low maintenance siding. Located near Middlebelt Rd, Michigan Ave and Inkster Rd. , this home provides quick access to local schools in the Wayne Westland Community School District, parks, shopping and freeways-ideal for both homeowners and investors. This home combines affordability, comfort and modern upgrades - a perfect choice for first - time buyers or investorsseekifga turn-key rental in an established neighborhood. Schedule your private showing today and experience the charm of 28645 Glenwood Street for yourself!

Key facts

• Remodeled interior
• Access to parks
• Private backyard

Tags

• REMODELED INTERIOR
• UPDATED TILE BATHROOM
• PRIVATE BACKYARD
• LOW MAINTENANCE SIDING
• QUICK ACCESS TO LOCAL SCHOOLS
• ACCESS TO PARKS

Property features AI

Finance

• Other: Residential property in Hyde Park Subdivision; Cross street: Eastern Ave.
• Financial info: No investor or income/expense details specified
• HOA & community: No HOA information specified

Exterior

• Parking: No garage
• Security: No security features specified
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single family residence; Two levels; Ground-level entry with steps; Vinyl siding exterior
• Construction: Slab foundation
• Exterior features: Paved road access; Lot roughly 0.13 acres (approx. 40 x 139)

Interior

• Kitchen: No appliances specified
• Bedrooms: Two-level home (bedroom locations not specified)
• Flooring: No flooring details specified
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Seven total rooms
• Laundry & utility: No laundry details specified

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (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, 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; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,541/mo this rent would consume 47% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $120k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1952 — 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: 1.29% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $103,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29119 Parkwood St	0.25mi	3/1.0 (-1)	644 (-8%)	12mo	$95,000	$148	60
1327 Northwood Dr	0.57mi	3/1.0 (-1)	714 (+2%)	9mo	$57,225	$80	58

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $6,666
• Equity at exit: $17,877

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $39,214
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $411

Break-even live

Break-even rent $1,021

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $479	-5% $445	+0% $411	+5% $377	+10% $343
Rent	-10% $289	-5% $350	+0% $411	+5% $472	+10% $532
Rate	-1.0pp $471	-0.5pp $441	base $411	+0.5pp $380	+1.0pp $348

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-18
   days on market $119,900 Active 243 DOM
2. 2026-06-17
   days on market $119,900 Active 242 DOM
3. 2026-06-16
   days on market $119,900 Active 241 DOM
4. 2026-06-15
   days on market $119,900 Active 240 DOM
5. 2026-06-13
   days on market $119,900 Active 238 DOM
6. 2026-06-13
   days on market $119,900 Active 237 DOM
7. 2026-06-09
   days on market $119,900 Active 234 DOM
8. 2026-06-08
   days on market $119,900 Active 233 DOM
9. 2026-06-07
   days on market $119,900 Active 232 DOM
10. 2026-06-04
    days on market $119,900 Active 229 DOM
11. 2026-06-03
    days on market $119,900 Active 228 DOM
12. 2026-06-02
    days on market $119,900 Active 227 DOM
13. 2026-06-01
    days on market $119,900 Active 226 DOM
14. 2026-05-31
    days on market $119,900 Active 225 DOM
15. 2026-03-12
    price $119,900 1418-char remark

    Show marketing remark (1418 chars)

    Welcome to 28645 Glenwood Street-a beautifully remodeled four - bedroom home blending comfort, functionality and modern design in the heart of inkster. This move-in-ready residence features four spacious bedrooms - two upstairs and two on th main level-providing flexibility for families, guest or home office use. The updated tile bathroom offers a clean, contemporary look with stylish finishes and easy maintenance. Enjoy the inviting living room with abundant natural light and comfortable layout that flows effortlessly into the dining and kitchen areas. The homes remodeled interior includes fresh flooring, modern paint tones, updated lighting and refreshed trim work that gives each space a crisp, modern feel. Sitting on a quiet residential street, the property features a private backyard perfect for outdoor gathering or future expansion. The exterior offers classic curb appeal and low maintenance siding. Located near Middlebelt Rd, Michigan Ave and Inkster Rd. , this home provides quick access to local schools in the Wayne Westland Community School District, parks, shopping and freeways-ideal for both homeowners and investors. This home combines affordability, comfort and modern upgrades - a perfect choice for first - time buyers or investorsseekifga turn-key rental in an established neighborhood. Schedule your private showing today and experience the charm of 28645 Glenwood Street for yourself!

16. 2026-03-11
    price $119,900
17. 2025-10-18
    listed $135,000 Active

    Show marketing remark (1418 chars)

    Welcome to 28645 Glenwood Street-a beautifully remodeled four - bedroom home blending comfort, functionality and modern design in the heart of inkster. This move-in-ready residence features four spacious bedrooms - two upstairs and two on th main level-providing flexibility for families, guest or home office use. The updated tile bathroom offers a clean, contemporary look with stylish finishes and easy maintenance. Enjoy the inviting living room with abundant natural light and comfortable layout that flows effortlessly into the dining and kitchen areas. The homes remodeled interior includes fresh flooring, modern paint tones, updated lighting and refreshed trim work that gives each space a crisp, modern feel. Sitting on a quiet residential street, the property features a private backyard perfect for outdoor gathering or future expansion. The exterior offers classic curb appeal and low maintenance siding. Located near Middlebelt Rd, Michigan Ave and Inkster Rd. , this home provides quick access to local schools in the Wayne Westland Community School District, parks, shopping and freeways-ideal for both homeowners and investors. This home combines affordability, comfort and modern upgrades - a perfect choice for first - time buyers or investorsseekifga turn-key rental in an established neighborhood. Schedule your private showing today and experience the charm of 28645 Glenwood Street for yourself!

18. 2025-10-18
    listed $135,000 Active 1418-char remark

    Show marketing remark (1418 chars)

    Welcome to 28645 Glenwood Street-a beautifully remodeled four - bedroom home blending comfort, functionality and modern design in the heart of inkster. This move-in-ready residence features four spacious bedrooms - two upstairs and two on th main level-providing flexibility for families, guest or home office use. The updated tile bathroom offers a clean, contemporary look with stylish finishes and easy maintenance. Enjoy the inviting living room with abundant natural light and comfortable layout that flows effortlessly into the dining and kitchen areas. The homes remodeled interior includes fresh flooring, modern paint tones, updated lighting and refreshed trim work that gives each space a crisp, modern feel. Sitting on a quiet residential street, the property features a private backyard perfect for outdoor gathering or future expansion. The exterior offers classic curb appeal and low maintenance siding. Located near Middlebelt Rd, Michigan Ave and Inkster Rd. , this home provides quick access to local schools in the Wayne Westland Community School District, parks, shopping and freeways-ideal for both homeowners and investors. This home combines affordability, comfort and modern upgrades - a perfect choice for first - time buyers or investorsseekifga turn-key rental in an established neighborhood. Schedule your private showing today and experience the charm of 28645 Glenwood Street for yourself!

19. 2020-03-06
    historical
20. 2020-03-06
    historical
21. 2019-12-18
    listed $31,000 Active
22. 2019-12-18
    listed $31,000 Active
23. 2019-12-01
    historical
24. 2019-12-01
    historical
25. 2019-07-31
    price $35,000
26. 2019-07-31
    price $35,000
27. 2019-07-01
    listed $40,000 Active
28. 2019-07-01
    listed $40,000 Active
29. 2019-06-28
    historical
30. 2019-06-27
    historical
31. 2019-01-03
    historical
32. 2019-01-03
    listed $45,000 Active
33. 2019-01-03
    listed $45,000 Active
34. 2019-01-03
    historical
35. 2018-11-22
    price $45,000
36. 2018-11-21
    price $45,000
37. 2018-07-13
    listed $50,000 Active
38. 2018-07-13
    listed $50,000 Active
39. 2013-11-20
    historical
40. 2013-11-20
    historical
41. 2013-05-28
    listed $4,900
42. 2013-05-28
    listed $4,900
43. 1994-01-04
    soldstatus $12,000

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: +$157/yr (+$13/mo · 10.3%)

ⓘ 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: $18,489
• − Mortgage interest: −$6,716
• − Property taxes: −$1,532
• − Insurance: −$600
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,488
• Taxable income: $3,195
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $4,163/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

+899.2% since first listed

29 events — show timeline

• 2026-03-12 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-11 Price Changed $119,900 REALCOMP
• 2025-10-18 Listed $135,000 REALCOMP
• 2025-10-18 Listed $135,000 MiRealSource-MiMLS
• 2020-03-06 Listing Removed — REALCOMP
• 2020-03-06 Listing Removed — MiRealSource-MiMLS
• 2019-12-18 Listed $31,000 MiRealSource-MiMLS
• 2019-12-18 Listed $31,000 REALCOMP
• 2019-12-01 Listing Removed — MiRealSource-MiMLS
• 2019-12-01 Listing Removed — REALCOMP
• 2019-07-31 Price Changed $35,000 MiRealSource-MiMLS
• 2019-07-31 Price Changed $35,000 REALCOMP
• 2019-07-01 Listed $40,000 MiRealSource-MiMLS
• 2019-07-01 Listed $40,000 REALCOMP
• 2019-06-28 Listing Removed — REALCOMP
• 2019-06-27 Listing Removed — MiRealSource-MiMLS
• 2019-01-03 Listing Removed — REALCOMP
• 2019-01-03 Listing Removed — MiRealSource-MiMLS
• 2019-01-03 Listed $45,000 MiRealSource-MiMLS
• 2019-01-03 Listed $45,000 REALCOMP
• 2018-11-22 Price Changed $45,000 MiRealSource-MiMLS
• 2018-11-21 Price Changed $45,000 REALCOMP
• 2018-07-13 Listed $50,000 MiRealSource-MiMLS
• 2018-07-13 Listed $50,000 REALCOMP
• 2013-11-20 Listing Removed — REALCOMP
• 2013-11-20 Listing Removed — MiRealSource-MiMLS
• 2013-05-28 Listed $4,900 REALCOMP
• 2013-05-28 Listed $4,900 MiRealSource-MiMLS
• 1994-01-04 Sold (Public Records) $12,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,532 · -28.7% YoY. Source: county tax records.