911 Sherbourne St · Inkster, MI 48141

$129,900

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 66 Days on market

Built 1950 6,534 sqft lot $122/sqft · 11% above area Est $117k · 11% 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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

24hr notice for showings--Charming and well-maintained home located in a quiet Inkster neighborhood. This property offers a functional layout with spacious living areas, abundant natural light, and great potential for both homeowners and investors. With opportunities to update and add value over time, this home is ideal for those looking to build equity. Conveniently situated near major roads, shopping, dining, and schools. Whether you're looking to move in or add to your portfolio, this is a solid opportunity. Schedule your showing today! BATVAI- Tenant lease up July 31st, 2026

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

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 $262 ($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: $122k (6.0% 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.
• 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); 146 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 45% 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 $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 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1950 — 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $116,571
• List price: $129,900
• Delta: 11.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1088 Arlington St	0.19mi	3/1.0	1,076 (+1%)	4mo	$137,500	$128	86
363 Sherbourne St	0.36mi	3/1.5	1,030 (-3%)	2mo	$160,000	$155	74
112 Brentwood St	0.44mi	3/1.0	994 (-7%)	1mo	$164,000	$165	67
291 Arlington St	0.29mi	3/1.0	966 (-9%)	4mo	$139,000	$144	67
26508 Monticello St	0.33mi	3/1.0	1,150 (+8%)	6mo	$125,000	$109	66
1248 Colonial Dr	0.54mi	3/1.0	1,120 (+5%)	6mo	$105,000	$94	61
784 Patterson Ct	0.40mi	3/2.0	1,140 (+7%)	6mo	$170,000	$149	61
622 Tromley St	0.45mi	3/1.0	960 (-10%)	6mo	$130,000	$135	57
28005 Avondale St	0.59mi	3/1.0	962 (-10%)	2mo	$107,500	$112	55
1058 Magnolia Dr	0.72mi	3/1.0	1,000 (-6%)	3mo	$77,257	$77	53
26628 Oakland St	0.61mi	3/1.0	921 (-14%)	6mo	$111,610	$121	44
26280 W Hills Dr	0.64mi	3/1.0	930 (-13%)	6mo	$87,000	$94	44

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,403
• Equity at exit: $19,369

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $17,456
• 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: 7.4×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$681
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $262

Break-even live

Break-even rent $1,137

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $336	-5% $299	+0% $262	+5% $225	+10% $189
Rent	-10% $146	-5% $204	+0% $262	+5% $320	+10% $378
Rate	-1.0pp $328	-0.5pp $295	base $262	+0.5pp $229	+1.0pp $194

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 17 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	0.25mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.58mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	0.62mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	0.66mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.66mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	23	0.66mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.75mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	1.03mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.23mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.29mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	17d	1	1.39mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.41mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.41mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	18d	1	1.42mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	1.42mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.44mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	1.48mi

Listing history 19 events

1. 2026-06-21
   days on market $129,900 Active 66 DOM
2. 2026-06-18
   days on market $129,900 Active 63 DOM
3. 2026-06-17
   days on market $129,900 Active 62 DOM
4. 2026-06-16
   days on market $129,900 Active 61 DOM
5. 2026-06-15
   days on market $129,900 Active 60 DOM
6. 2026-06-13
   days on market $129,900 Active 58 DOM
7. 2026-06-13
   days on market $129,900 Active 57 DOM
8. 2026-06-09
   days on market $129,900 Active 54 DOM
9. 2026-06-08
   days on market $129,900 Active 53 DOM
10. 2026-06-07
    days on market $129,900 Active 52 DOM
11. 2026-06-04
    days on market $129,900 Active 49 DOM
12. 2026-06-03
    days on market $129,900 Active 48 DOM
13. 2026-06-02
    remarks 615-char remark
14. 2026-06-02
    days on market $129,900 Active 47 DOM
15. 2026-06-01
    days on market $129,900 Active 46 DOM
16. 2026-05-31
    days on market $129,900 Active 45 DOM
17. 2026-04-17
    listed $129,900 Active 585-char remark

    Show marketing remark (585 chars)

    24hr notice for showings--Charming and well-maintained home located in a quiet Inkster neighborhood. This property offers a functional layout with spacious living areas, abundant natural light, and great potential for both homeowners and investors. With opportunities to update and add value over time, this home is ideal for those looking to build equity. Conveniently situated near major roads, shopping, dining, and schools. Whether you're looking to move in or add to your portfolio, this is a solid opportunity. Schedule your showing today! BATVAI- Tenant lease up July 31st, 2026

18. 2026-04-17
    listed $129,900 Active 585-char remark

    Show marketing remark (585 chars)

    24hr notice for showings--Charming and well-maintained home located in a quiet Inkster neighborhood. This property offers a functional layout with spacious living areas, abundant natural light, and great potential for both homeowners and investors. With opportunities to update and add value over time, this home is ideal for those looking to build equity. Conveniently situated near major roads, shopping, dining, and schools. Whether you're looking to move in or add to your portfolio, this is a solid opportunity. Schedule your showing today! BATVAI- Tenant lease up July 31st, 2026

19. 2026-04-13
    historical $129,900 585-char remark

    Show marketing remark (585 chars)

    24hr notice for showings--Charming and well-maintained home located in a quiet Inkster neighborhood. This property offers a functional layout with spacious living areas, abundant natural light, and great potential for both homeowners and investors. With opportunities to update and add value over time, this home is ideal for those looking to build equity. Conveniently situated near major roads, shopping, dining, and schools. Whether you're looking to move in or add to your portfolio, this is a solid opportunity. Schedule your showing today! BATVAI- Tenant lease up July 31st, 2026

ⓘ 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: $1,954 · $163/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$23/yr (+$2/mo · 1.2%)

ⓘ 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: $17,625
• − Mortgage interest: −$7,276
• − Property taxes: −$1,954
• − Insurance: −$650
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,779
• Taxable income: $1,147
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,871/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

3 events — show timeline

• 2026-04-17 Listed $129,900 MiRealSource-MiMLS
• 2026-04-17 Listed $129,900 REALCOMP
• 2026-04-13 Coming Soon $129,900 MiRealSource-MiMLS

Property tax history

-2.1%/yr

Latest (2025): $1,954 · -3.7% YoY. Source: county tax records.