29468 Edward Dr · Inkster, MI 48141

$124,999

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 50 Days on market

Built 1971 6,098 sqft lot $122/sqft · 15% below area Est $148k · 15% under

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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 +19.3/30.0
• ARV discount +14.4/15.0
• 1% rule +7.1/10.0
• DSCR +6.1/10.0
• 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

Freshly updated ranch in a great Inkster location near Cherry Hill and Middlebelt. This 3-bedroom, 1-bath home features a brand new kitchen, updated bathroom, and fresh paint throughout. Bright and functional layout with plenty of natural light. Full basement offers additional storage or potential living space. Ideal for first-time buyers or investors. Conveniently located near shopping, dining, and major roads. Move-in ready.

Key facts

• 6,098 sq ft lot
• Built 1971
• Listed 50 days

Property features AI

Finance

• Other: Located in Edhill Manor subdivision; Directions: Cherry Hill and Middle Belt

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 52 x 120 (0.14 acres); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 9.8% in Inkster — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 16 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 $1,510/mo this rent would consume 46% 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 $864 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 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $12k; list at $125k implies a 942% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $121,249 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1971 — 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. 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: 1.21% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

• ARV (median comp): $147,615
• List price: $124,999
• Delta: -15.32%
• 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
28999 Beechnut St	0.25mi	3/1.0	1,008 (-2%)	0mo	$180,000	$179	85
29707 Birchwood St	0.28mi	3/1.0	1,000 (-2%)	1mo	$96,000	$96	82
28930 Birchwood St	0.38mi	3/1.0	1,008 (-2%)	0mo	$150,000	$149	79
29522 Grandview St	0.29mi	3/1.0	972 (-5%)	1mo	$130,000	$134	77
29455 Rosslyn Ave	0.43mi	3/1.0	1,010 (-2%)	0mo	$180,000	$178	77
431 Lytle Pl	0.30mi	3/1.0	967 (-6%)	1mo	$153,600	$159	76
462 Clair St	0.43mi	3/1.0	1,000 (-2%)	1mo	$265,000	$265	75
29497 Oakwood St	0.44mi	2/1.0 (-1)	1,025 (0%)	1mo	$110,000	$107	73
28521 Oakwood St	0.67mi	3/1.0	1,025 (0%)	0mo	$145,000	$141	68
29982 Hazelwood St	0.58mi	3/1.0	1,053 (+3%)	1mo	$135,000	$128	67
29537 Hazelwood St	0.57mi	3/1.0	1,100 (+7%)	0mo	$80,000	$73	61
29725 Brown Ct	0.69mi	3/1.0	925 (-10%)	1mo	$185,000	$200	51

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,403
• Equity at exit: $18,638

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,646
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$656
• Tax from tax record: −$348 /mo · $4,172/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $138

Break-even live

Break-even rent $1,336

Max offer price $124,999

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.40mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	0.41mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	0.42mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	2d	1	0.45mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	0.49mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	0.50mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.56mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.78mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.80mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	0.81mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.97mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	2d	9	1.25mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.27mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	1.33mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.44mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	17d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $124,999 Active 50 DOM
2. 2026-06-17
   days on market $124,999 Active 49 DOM
3. 2026-06-16
   days on market $124,999 Active 48 DOM
4. 2026-06-15
   days on market $124,999 Active 47 DOM
5. 2026-06-13
   days on market $124,999 Active 45 DOM
6. 2026-06-13
   days on market $124,999 Active 44 DOM
7. 2026-06-09
   days on market $124,999 Active 41 DOM
8. 2026-06-08
   days on market $124,999 Active 40 DOM
9. 2026-06-07
   days on market $124,999 Active 39 DOM
10. 2026-06-04
    days on market $124,999 Active 36 DOM
11. 2026-06-03
    days on market $124,999 Active 35 DOM
12. 2026-06-02
    days on market $124,999 Active 34 DOM
13. 2026-06-01
    days on market $124,999 Active 33 DOM
14. 2026-05-31
    days on market $124,999 Active 32 DOM
15. 2026-04-30
    listed $124,999 Active 430-char remark

    Show marketing remark (430 chars)

    Freshly updated ranch in a great Inkster location near Cherry Hill and Middlebelt. This 3-bedroom, 1-bath home features a brand new kitchen, updated bathroom, and fresh paint throughout. Bright and functional layout with plenty of natural light. Full basement offers additional storage or potential living space. Ideal for first-time buyers or investors. Conveniently located near shopping, dining, and major roads. Move-in ready.

16. 2026-04-30
    listed $124,999 Active 430-char remark

    Show marketing remark (430 chars)

    Freshly updated ranch in a great Inkster location near Cherry Hill and Middlebelt. This 3-bedroom, 1-bath home features a brand new kitchen, updated bathroom, and fresh paint throughout. Bright and functional layout with plenty of natural light. Full basement offers additional storage or potential living space. Ideal for first-time buyers or investors. Conveniently located near shopping, dining, and major roads. Move-in ready.

17. 2026-04-29
    historical $124,999 430-char remark

    Show marketing remark (430 chars)

    Freshly updated ranch in a great Inkster location near Cherry Hill and Middlebelt. This 3-bedroom, 1-bath home features a brand new kitchen, updated bathroom, and fresh paint throughout. Bright and functional layout with plenty of natural light. Full basement offers additional storage or potential living space. Ideal for first-time buyers or investors. Conveniently located near shopping, dining, and major roads. Move-in ready.

18. 2009-12-11
    soldstatus $12,000

    Show marketing remark (262 chars)

    COZY BRICK RANCH HOME FEATURING 3 BEDROOMS, 1 BATH, SOME HARDWOOD FLOORS, FULL BASEMENT, LARGE FENCED YARD. PROPERTY SOLD 'AS IS' BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS AND BUYER TO VERIFY ALL INFORMATION INCLUDING SQ FT, TAXES, FEATURES, MEASUREMENTS.

19. 2009-12-11
    soldstatus $12,000

    Show marketing remark (262 chars)

    COZY BRICK RANCH HOME FEATURING 3 BEDROOMS, 1 BATH, SOME HARDWOOD FLOORS, FULL BASEMENT, LARGE FENCED YARD. PROPERTY SOLD 'AS IS' BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS AND BUYER TO VERIFY ALL INFORMATION INCLUDING SQ FT, TAXES, FEATURES, MEASUREMENTS.

20. 2009-12-01
    historical
21. 2009-11-10
    listed $9,000

    Show marketing remark (262 chars)

    COZY BRICK RANCH HOME FEATURING 3 BEDROOMS, 1 BATH, SOME HARDWOOD FLOORS, FULL BASEMENT, LARGE FENCED YARD. PROPERTY SOLD 'AS IS' BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS AND BUYER TO VERIFY ALL INFORMATION INCLUDING SQ FT, TAXES, FEATURES, MEASUREMENTS.

22. 2009-11-10
    listed $9,000

    Show marketing remark (262 chars)

    COZY BRICK RANCH HOME FEATURING 3 BEDROOMS, 1 BATH, SOME HARDWOOD FLOORS, FULL BASEMENT, LARGE FENCED YARD. PROPERTY SOLD 'AS IS' BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS AND BUYER TO VERIFY ALL INFORMATION INCLUDING SQ FT, TAXES, FEATURES, MEASUREMENTS.

23. 1994-03-14
    soldstatus $32,500

ⓘ 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: $4,172 · $348/mo
• Projected year-2 tax: $4,172 · $348/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: $18,125
• − Mortgage interest: −$7,002
• − Property taxes: −$4,172
• − Insurance: −$625
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,636
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,706/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

+284.6% since first listed

9 events — show timeline

• 2026-04-30 Listed $124,999 MiRealSource-MiMLS
• 2026-04-30 Listed $124,999 REALCOMP
• 2026-04-29 Coming Soon $124,999 MiRealSource-MiMLS
• 2009-12-11 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2009-12-11 Sold (MLS) $12,000 REALCOMP
• 2009-12-01 Listing Removed — MiRealSource-MiMLS
• 2009-11-10 Listed $9,000 MiRealSource-MiMLS
• 2009-11-10 Listed $9,000 REALCOMP
• 1994-03-14 Sold (Public Records) $32,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,172 · +92.1% YoY. Source: county tax records.