1049 Woodland Dr · Inkster, MI 48141

$129,900

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 291 Days on market

Built 1952 6,970 sqft lot Est $120k · 8% over

---

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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• ARV discount +3.8/15.0
• 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

Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

Key facts

• 6,970 sq ft lot
• Built 1952
• Listed 290 days

Property features AI

Exterior

• Utilities: Natural gas water heater
• Home design: Single-family residence; Residential property
• Construction: Built in 1952; Vinyl siding
• Exterior features: Lot approximately 0.16 acres; Public water

Interior

• Kitchen: Kitchen (12 x 9)
• Bedrooms: Primary bedroom (20 x 15); Bedroom 2 (11 x 11); Bedroom 3 (13 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: 7 total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (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); 146 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,478/mo this rent would consume 45% 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 $898 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

• It's been on market 291 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 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: 1.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $120,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29118 Avondale St	0.54mi	3/1.0	1,306 (+2%)	3mo	$95,000	$73	69
1248 Colonial Dr	0.18mi	3/1.0	1,120 (-12%)	6mo	$105,000	$94	66
1909 Justine St	0.57mi	3/2.0	1,256 (-2%)	6mo	$38,000	$30	62
324 Tromley St	0.44mi	3/1.0	1,200 (-6%)	9mo	$1,250	$1	62
537 Helen St	0.26mi	3/2.0	1,400 (+10%)	8mo	$155,000	$111	62
201 Cardwell St	0.48mi	3/2.5	1,240 (-3%)	6mo	$65,000	$52	62
1144 Center St	0.23mi	3/1.5	1,460 (+14%)	6mo	$115,000	$79	58
29002 Rosewood St	0.54mi	3/2.0	1,408 (+10%)	0mo	$150,000	$107	54
28951 Cherry Hill Rd	0.68mi	3/1.0	1,392 (+9%)	1mo	$152,000	$109	53
1496 Crescent St	0.50mi	3/1.0	1,456 (+14%)	1mo	$114,900	$79	53
27837 Cherry Hill Rd	0.52mi	3/1.0	1,462 (+14%)	9mo	$205,000	$140	44
226 Belton St	0.67mi	3/1.5	1,104 (-14%)	8mo	$200,000	$181	37

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,109
• Equity at exit: $19,369

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $20,225
• Equity at exit: $11,231

Cash invested: $36,372 (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: 146
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$681
• Tax from tax record: −$149 /mo · $1,792/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $283

Break-even live

Break-even rent $1,120

Max offer price $129,900

Occupancy floor 76%

Sensitivity live

Price	-10% $356	-5% $319	+0% $283	+5% $246	+10% $209
Rent	-10% $166	-5% $224	+0% $283	+5% $341	+10% $399
Rate	-1.0pp $348	-0.5pp $316	base $283	+0.5pp $249	+1.0pp $215

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.10mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.11mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.48mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.56mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	0.81mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.81mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	0.94mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	0.98mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	1.11mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	1.15mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	1.17mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.19mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	1.23mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	45d	3	1.28mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	20	1.33mi

Listing history 33 events

1. 2026-06-21
   days on market $129,900 Active 291 DOM
2. 2026-06-18
   days on market $129,900 Active 288 DOM
3. 2026-06-17
   days on market $129,900 Active 287 DOM
4. 2026-06-16
   days on market $129,900 Active 286 DOM
5. 2026-06-15
   days on market $129,900 Active 285 DOM
6. 2026-06-13
   days on market $129,900 Active 283 DOM
7. 2026-06-13
   days on market $129,900 Active 282 DOM
8. 2026-06-09
   days on market $129,900 Active 279 DOM
9. 2026-06-08
   days on market $129,900 Active 278 DOM
10. 2026-06-07
    days on market $129,900 Active 277 DOM
11. 2026-06-04
    days on market $129,900 Active 274 DOM
12. 2026-06-03
    days on market $129,900 Active 273 DOM
13. 2026-06-02
    days on market $129,900 Active 272 DOM
14. 2026-06-01
    days on market $129,900 Active 271 DOM
15. 2026-05-31
    days on market $129,900 Active 270 DOM
16. 2026-01-03
    price $129,900 707-char remark

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

17. 2026-01-02
    price $129,900 707-char remark

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

18. 2026-01-02
    price $129,900

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

19. 2025-10-25
    price $139,900 707-char remark

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

20. 2025-10-24
    price $139,900 707-char remark

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

21. 2025-10-24
    price $139,900

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

22. 2025-09-03
    listed $149,900 Active 707-char remark

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

23. 2025-09-02
    listed $149,900 Active 707-char remark

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

24. 2025-09-02
    listed $149,900 Active

    Show marketing remark (707 chars)

    Explore a smart investment opportunity at 1049 Woodland Drive, a 3-bedroom, 1-bathroom home currently occupied by a tenant! This well-maintained property offers immediate rental income, making it an excellent choice for investors or those looking for a turnkey rental. The home features a practical layout with ample space for comfortable living, suitable for tenants or future owners. With its current tenancy and strong income potential, 1049 Woodland Drive is a low-maintenance addition to any real estate portfolio. Don't miss this chance to own a solid, income-producing property! No showings without an accepted offer. This property is currently rented at $1,650 per month with a lease thru Sept 2025.

25. 2021-01-08
    soldstatus $96,000
26. 2008-02-25
    historical
27. 2008-01-10
    listed $43,900
28. 2008-01-09
    historical
29. 2007-11-03
    listed $54,900
30. 2007-11-02
    historical
31. 2007-08-02
    listed $54,900
32. 2007-05-02
    historical
33. 2007-03-20
    listed $54,900

ⓘ 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: $1,792 · $149/mo
• Projected year-2 tax: $1,896 · $158/mo
• Expected delta: +$104/yr (+$9/mo · 5.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $17,731
• − Mortgage interest: −$7,276
• − Property taxes: −$1,792
• − Insurance: −$650
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,779
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $3,056/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

+136.6% since first listed

18 events — show timeline

• 2026-01-03 Price Changed $129,900 MiRealSource-MiMLS
• 2026-01-02 Price Changed $129,900 REALCOMP
• 2026-01-02 Price Changed $129,900 SW Michigan MLS
• 2025-10-25 Price Changed $139,900 MiRealSource-MiMLS
• 2025-10-24 Price Changed $139,900 REALCOMP
• 2025-10-24 Price Changed $139,900 SW Michigan MLS
• 2025-09-03 Listed $149,900 REALCOMP
• 2025-09-02 Listed $149,900 SW Michigan MLS
• 2025-09-02 Listed $149,900 MiRealSource-MiMLS
• 2021-01-08 Sold (Public Records) $96,000 Public Records
• 2008-02-25 Listing Removed — REALCOMP
• 2008-01-10 Listed $43,900 REALCOMP
• 2008-01-09 Listing Removed — REALCOMP
• 2007-11-03 Listed $54,900 REALCOMP
• 2007-11-02 Listing Removed — REALCOMP
• 2007-08-02 Listed $54,900 REALCOMP
• 2007-05-02 Listing Removed — REALCOMP
• 2007-03-20 Listed $54,900 REALCOMP

Property tax history

-4.9%/yr

Latest (2025): $1,792 · -43.6% YoY. Source: county tax records.