29145 Avondale St · Inkster, MI 48141

$150,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 123 Days on market

Built 1929 0.26 ac lot $118/sqft · 43% above area Est $124k · 21% 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADORABLE BUNGALOW W/ DOUBLE LOT This bungalow is ready for a new owner. Features 3 bedrooms, 2 bathrooms, with a basement and 2 car garage located on a double lot. This property features an open floor plan great for entertaining guest. The kitchen includes generous cabinet space. The formal dining room has plenty of space for family dinners. The upstairs has extra space currently being used as a 4th bedroom. Located in a desirable area close to hospitals, parks, and shopping. Features include spacious basement with ample storage space, double lot with fenced in backyard, and a covered back porch. Buyer Agent to Verify All Information. Schedule your private showing today.

Key facts

• Ample storage space
• Open floor plan
• Formal dining room

Tags

• DOUBLE LOT
• OPEN FLOOR PLAN
• GENEROUS CABINET SPACE
• FORMAL DINING ROOM
• SPACIOUS BASEMENT
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (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, crime F, amenities 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.
• Zoned schools: David Hicks School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 407 students, 89% FRL); Wayne Memorial High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 1,361 students, 63% FRL) — zoned schools average 76% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 147 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 $1,531/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 $1k 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 123 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y 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 $4k; list at $150k implies a 3233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1929 — 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. 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?
8. 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.
9. 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.
10. 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: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $124,082
• List price: $150,000
• Delta: 20.89%
• 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
29118 Avondale St	0.04mi	3/1.0	1,306 (+3%)	3mo	$95,000	$73	91
29541 Steinhauer St	0.27mi	3/2.0	1,208 (-5%)	10mo	$175,000	$145	67
28992 Kathryn St	0.61mi	3/1.5	1,254 (-1%)	2mo	$245,000	$195	66
29537 Hazelwood St	0.26mi	3/1.0	1,100 (-13%)	0mo	$80,000	$73	66
29002 Rosewood St	0.32mi	3/2.0	1,408 (+11%)	0mo	$150,000	$107	62
150 Brandt St	0.61mi	3/1.0	1,242 (-2%)	8mo	$207,500	$167	61
28951 Cherry Hill Rd	0.51mi	3/1.0	1,392 (+10%)	1mo	$152,000	$109	59
29760 Birchwood St	0.35mi	3/1.0	1,100 (-13%)	7mo	$118,000	$107	56
28503 Hazelwood St	0.38mi	3/1.0	1,092 (-14%)	10mo	$105,000	$96	51
29437 Judith St	0.32mi	4/1.0 (+1)	1,077 (-15%)	10mo	$180,000	$167	46
1248 Colonial Dr	0.70mi	3/1.0	1,120 (-12%)	6mo	$105,000	$94	43
537 Helen St	0.66mi	3/2.0	1,400 (+10%)	8mo	$155,000	$111	41

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,839
• Equity at exit: $22,365

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $5,551
• Equity at exit: $12,969

Cash invested: $42,000 (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: $1,531 high
• Mortgage (P&I): −$787
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $197

Break-even live

Break-even rent $1,282

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $282	-5% $239	+0% $197	+5% $154	+10% $112
Rent	-10% $76	-5% $136	+0% $197	+5% $257	+10% $318
Rate	-1.0pp $272	-0.5pp $235	base $197	+0.5pp $158	+1.0pp $118

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.07mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	0.25mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	0.40mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	0.42mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.51mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.60mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	0.68mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	0.70mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	45d	3	0.77mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	0.79mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.96mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.04mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.05mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.30mi
31809 Tuscola Ct Westland, MI	3.0	1.0	1078	$1,400	$1.30	0d	1	1.38mi

Listing history 36 events

1. 2026-06-21
   days on market $150,000 Active 123 DOM
2. 2026-06-18
   days on market $150,000 Active 120 DOM
3. 2026-06-17
   days on market $150,000 Active 119 DOM
4. 2026-06-16
   days on market $150,000 Active 118 DOM
5. 2026-06-15
   days on market $150,000 Active 117 DOM
6. 2026-06-13
   days on market $150,000 Active 115 DOM
7. 2026-06-13
   days on market $150,000 Active 114 DOM
8. 2026-06-09
   days on market $150,000 Active 111 DOM
9. 2026-06-08
   days on market $150,000 Active 110 DOM
10. 2026-06-07
    days on market $150,000 Active 109 DOM
11. 2026-06-04
    days on market $150,000 Active 106 DOM
12. 2026-06-03
    days on market $150,000 Active 105 DOM
13. 2026-06-02
    days on market $150,000 Active 104 DOM
14. 2026-06-01
    days on market $150,000 Active 103 DOM
15. 2026-05-31
    days on market $150,000 Active 102 DOM
16. 2026-02-18
    listed $150,000 Active 679-char remark

    Show marketing remark (679 chars)

    ADORABLE BUNGALOW W/ DOUBLE LOT This bungalow is ready for a new owner. Features 3 bedrooms, 2 bathrooms, with a basement and 2 car garage located on a double lot. This property features an open floor plan great for entertaining guest. The kitchen includes generous cabinet space. The formal dining room has plenty of space for family dinners. The upstairs has extra space currently being used as a 4th bedroom. Located in a desirable area close to hospitals, parks, and shopping. Features include spacious basement with ample storage space, double lot with fenced in backyard, and a covered back porch. Buyer Agent to Verify All Information. Schedule your private showing today.

17. 2026-02-18
    listed $150,000 Active 679-char remark

    Show marketing remark (679 chars)

    ADORABLE BUNGALOW W/ DOUBLE LOT This bungalow is ready for a new owner. Features 3 bedrooms, 2 bathrooms, with a basement and 2 car garage located on a double lot. This property features an open floor plan great for entertaining guest. The kitchen includes generous cabinet space. The formal dining room has plenty of space for family dinners. The upstairs has extra space currently being used as a 4th bedroom. Located in a desirable area close to hospitals, parks, and shopping. Features include spacious basement with ample storage space, double lot with fenced in backyard, and a covered back porch. Buyer Agent to Verify All Information. Schedule your private showing today.

18. 2011-11-02
    soldstatus $4,500
19. 2011-10-21
    historical
20. 2011-05-06
    listed $4,900
21. 2011-05-06
    listed $4,900
22. 2011-04-25
    historical
23. 2011-03-11
    historical
24. 2010-10-28
    listed $8,900
25. 2010-10-28
    listed $8,900
26. 2010-09-30
    historical
27. 2010-09-30
    historical
28. 2010-09-13
    historical
29. 2010-06-16
    listed $13,900
30. 2010-06-16
    listed $13,900
31. 2010-06-16
    listed $13,900
32. 2001-01-25
    soldstatus $91,500
33. 2000-12-07
    soldstatus $86,000
34. 2000-12-07
    soldstatus $86,000
35. 2000-09-19
    listed $89,900
36. 2000-09-19
    listed $89,900

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $2,136 · $178/mo
• Expected delta: +$174/yr (+$15/mo · 8.9%)

ⓘ 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: $18,370
• − Mortgage interest: −$8,402
• − Property taxes: −$1,961
• − Insurance: −$750
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,364
• Taxable loss: −$46
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,373/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

+66.9% since first listed

21 events — show timeline

• 2026-02-18 Listed $150,000 REALCOMP
• 2026-02-18 Listed $150,000 MiRealSource-MiMLS
• 2011-11-02 Sold (MLS) $4,500 REALCOMP
• 2011-10-21 Listing Removed — MiRealSource-MiMLS
• 2011-05-06 Listed $4,900 MiRealSource-MiMLS
• 2011-05-06 Listed $4,900 REALCOMP
• 2011-04-25 Listing Removed — MiRealSource-MiMLS
• 2011-03-11 Listing Removed — REALCOMP
• 2010-10-28 Listed $8,900 REALCOMP
• 2010-10-28 Listed $8,900 MiRealSource-MiMLS
• 2010-09-30 Listing Removed — MiRealSource-MiMLS
• 2010-09-30 Listing Removed — REALCOMP
• 2010-09-13 Listing Removed — MiRealSource-MiMLS
• 2010-06-16 Listed $13,900 MiRealSource-MiMLS
• 2010-06-16 Listed $13,900 MiRealSource-MiMLS
• 2010-06-16 Listed $13,900 REALCOMP
• 2001-01-25 Sold (Public Records) $91,500 Public Records
• 2000-12-07 Sold (MLS) $86,000 REALCOMP
• 2000-12-07 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2000-09-19 Listed $89,900 REALCOMP
• 2000-09-19 Listed $89,900 MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $1,961 · -34.8% YoY. Source: county tax records.