3231 Spruce St · Inkster, MI 48141

$125,000

2 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 26 Days on market

Built 1949 0.57 ac lot Est $98k · 27% over

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Why this score? — see what drove the D+ 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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3231 Spruce Street offers a 2-bedroom, 1 bath and an opportunity for buyers seeking quality, comfort, and lasting value. Set on a quiet, tree-lined street with an additional (35 x 119.60) lot, you will enjoy this huge backyard with blueberry bushes, pear, and peach trees — ideal for entertaining, gardening, or simply enjoying the outdoors. Major 2022 updates: electrical, roof, HWH, & furnace provide peace of mind. Inside, a welcoming fireplace anchors the living room, while SS appliances and a 2-car attached garage add everyday convenience and functionality. Commuters will appreciate the prime location — just minutes from DTW with direct access to I-94, I-275, Southfield Fr

Key facts

• 0.57 acre lot
• 2 garage spots
• Built 1949

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted)
• HOA & community: Association fee includes lawn maintenance

Exterior

• Parking: Attached 2-car garage with electric, heated space and direct access
• Utilities: Public water; Natural gas heating and gas water heater; Electric service; Ceiling fan(s) for cooling
• Home design: Residential, single-story home; Built in 1949
• Construction: Slab foundation
• Exterior features: Brick exterior; Fenced yard; Porch; Kennel on property; Paved street access; Frontage approximately 105 feet

Interior

• Kitchen: Kitchen on entry level (approx. 10 x 8); Range/Oven; Microwave; Refrigerator; Disposal
• Bedrooms: Bedroom 1 on entry level (13 x 10) with vinyl flooring; Bedroom 2 on entry level (12 x 11) with vinyl flooring
• Flooring: Vinyl flooring in bedrooms, living room, kitchen and laundry; Ceramic flooring in dining room and bathroom
• Bathrooms: 1 full bathroom on entry level with ceramic flooring (approx. 8 x 5)
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling; Gas water heater
• Interior features: DSL available; Total of 8 rooms
• Laundry & utility: Laundry on entry level (approx. 10 x 9) with vinyl flooring; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% 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.
• Taylor School District (urban): math 14% / reading 27% proficiency, ranked #462 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 147 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 39% 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 $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 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $98,196
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3135 Harrison St	0.23mi	2/1.0	1,049 (+5%)	4mo	$47,000	$45	78
3525 Hickory St	0.16mi	3/1.0 (+1)	880 (-12%)	4mo	$104,000	$118	64
3829 Walnut St	0.43mi	3/1.0 (+1)	1,070 (+7%)	2mo	$128,000	$120	61
4135 Allen St	0.61mi	3/1.0 (+1)	972 (-3%)	1mo	$40,000	$41	60
3543 Spring Hill Ave	0.42mi	3/1.0 (+1)	1,097 (+10%)	3mo	$108,000	$98	57
2500 Weithoff Ct	0.59mi	3/1.0 (+1)	1,050 (+5%)	3mo	$125,000	$119	57
26825 Kitch St	0.67mi	3/1.0 (+1)	972 (-3%)	2mo	$130,000	$134	56
4005 Moore St	0.50mi	3/1.0 (+1)	1,100 (+10%)	2mo	$46,000	$42	54
2317 Spring Hill Ave	0.57mi	3/1.0 (+1)	924 (-8%)	3mo	$47,610	$52	53
3826 Inkster Rd	0.48mi	3/1.5 (+1)	880 (-12%)	4mo	$23,000	$26	47
4133 Moore St	0.60mi	3/1.0 (+1)	854 (-15%)	1mo	$106,000	$124	42
26656 Kitch St	0.75mi	3/1.0 (+1)	909 (-9%)	6mo	$60,000	$66	40

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,668
• Equity at exit: $18,638

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,304
• 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: 147
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$656
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $199

Break-even live

Break-even rent $1,019

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $270	-5% $234	+0% $199	+5% $164	+10% $128
Rent	-10% $99	-5% $149	+0% $199	+5% $249	+10% $299
Rate	-1.0pp $262	-0.5pp $231	base $199	+0.5pp $167	+1.0pp $134

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	0.18mi
27149 Penn St Inkster, MI	1.0	1.0	846	$650	$0.77	19d	1	0.46mi
27139 Penn St Inkster, MI	3.0	1.0	832	$675	$0.81	19d	1	0.47mi
26742 Penn St Inkster, MI	3.0	1.0	1000	$1,300	$1.30	18d	1	0.68mi
4167 Isabelle St Inkster, MI	2.0	1.0	900	$1,295	$1.44	19d	1	0.69mi
4301 Harriet St Unit A-1 Inkster, MI	2.0	1.5	1000	$1,300	$1.30	45d	1	0.71mi
26707 Penn St Inkster, MI	3.0	1.0	900	$1,400	$1.56	6d	1	0.72mi
26382 Colgate St Inkster, MI	2.0	1.0	850	$935	$1.10	26d	1	0.98mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	1d	1	1.08mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	26d	1	1.11mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.13mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	1.23mi
26274 McDonald St Dearborn Heights, MI	3.0	1.0	1365	$1,575	$1.15	0d	1	1.27mi
26089 Lehigh St Inkster, MI	2.0	1.0	900	$1,295	$1.44	19d	1	1.30mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.31mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	12d	1	1.32mi
25722 Carlysle St Dearborn Heights, MI	3.0	1.0	1040	$1,450	$1.39	19d	1	1.35mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	1.47mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	1.48mi

Listing history 16 events

1. 2026-06-21
   days on market $125,000 Active 26 DOM
2. 2026-06-18
   days on market $125,000 Active 23 DOM
3. 2026-06-17
   days on market $125,000 Active 22 DOM
4. 2026-06-16
   days on market $125,000 Active 21 DOM
5. 2026-06-15
   days on market $125,000 Active 20 DOM
6. 2026-06-13
   days on market $125,000 Active 18 DOM
7. 2026-06-13
   days on market $125,000 Active 17 DOM
8. 2026-06-09
   days on market $125,000 Active 14 DOM
9. 2026-06-08
   days on market $125,000 Active 13 DOM
10. 2026-06-07
    days on market $125,000 Active 12 DOM
11. 2026-06-04
    days on market $125,000 Active 9 DOM
12. 2026-06-03
    days on market $125,000 Active 8 DOM
13. 2026-06-02
    days on market $125,000 Active 7 DOM
14. 2026-06-01
    days on market $125,000 Active 6 DOM
15. 2026-05-31
    days on market $125,000 Active 5 DOM
16. 2026-05-21
    historical $125,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$379/yr (+$32/mo · 32.5%)

ⓘ 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: $15,247
• − Mortgage interest: −$7,002
• − Property taxes: −$1,167
• − Insurance: −$625
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,636
• Taxable income: $377
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,296/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: Taylor School District
• NCES district ID: 2633540
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $43,062
• Composite: 17.62/100
• National rank: #9034
• State rank: #462 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

1 event — show timeline

• 2026-05-21 Coming Soon $125,000 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $1,167 · -20.4% YoY. Source: county tax records.