29827 Oakwood St · Inkster, MI 48141

$130,000

4 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 55 Days on market

Built 1997 0.26 ac lot $109/sqft · at area comps Est $124k · at est. ↓ 8% since listing

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• ARV discount +5.3/15.0
• 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

Beautifully maintained Inkster 4-bedroom, 1-bathroom ranch-style home, owned by a single owner. Features a spacious, partially fenced backyard and an enclosed back deck. A wonderful starter home with plenty of potential - add your personal touch and a bit of TLC to make it truly yours! 2024 furnace and hot water tank installed. Seller is very Eager. HOME IS OCCUPIED DO NOT APPROACH WITHOUT A SCHEDULED APPOINTMENT. PURCHASE IS CONTINGENT OF SELLER FINDING A HOME. SELLER WILL ALSO NEED UP TO 30 DAYS AFTER CLOSING. FIRM ON PRICE!

Key facts

• 0.26 acre lot
• Built 1997
• Listed 55 days

Property features AI

Exterior

• Parking: Driveway; no garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; One level with ground-level entry and steps; Aluminum siding exterior
• Construction: Built on a slab foundation
• Exterior features: Enclosed porch/patio; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Electric forced-air heating; No cooling system
• Interior features: No built-in appliances listed; Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% 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); 142 active listings in the ZIP; 13 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 $1,547/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 $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $123,888
• List price: $130,000
• Delta: 4.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29537 Hazelwood St	0.17mi	3/1.0 (-1)	1,100 (-8%)	0mo	$80,000	$73	74
29800 Oakwood St	0.04mi	3/1.0 (-1)	1,040 (-13%)	4mo	$90,000	$87	69
29982 Hazelwood St	0.13mi	3/1.0 (-1)	1,053 (-12%)	1mo	$135,000	$128	68
29760 Birchwood St	0.21mi	3/1.0 (-1)	1,100 (-8%)	7mo	$118,000	$107	67
29118 Avondale St	0.33mi	3/1.0 (-1)	1,306 (+10%)	3mo	$95,000	$73	61
30828 Parkwood St	0.61mi	3/1.0 (-1)	1,288 (+8%)	7mo	$195,000	$151	47
29221 Barrington St	0.42mi	3/1.0 (-1)	1,025 (-14%)	6mo	$85,000	$83	47
30270 Spring Arbor Dr	0.50mi	3/1.0 (-1)	1,025 (-14%)	5mo	$130,000	$127	45
30822 Steinhauer St	0.59mi	3/1.0 (-1)	1,050 (-12%)	6mo	$190,000	$181	42
28521 Oakwood St	0.63mi	3/1.0 (-1)	1,025 (-14%)	0mo	$145,000	$141	42
30779 Middlebury St	0.62mi	3/1.5 (-1)	1,323 (+11%)	7mo	$225,000	$170	40
30931 Fernwood St	0.72mi	3/1.0 (-1)	1,055 (-12%)	6mo	$165,000	$156	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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,763
• Equity at exit: $19,383

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $30,715
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$682
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $360

Break-even live

Break-even rent $1,092

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.02mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	0.15mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	0.20mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	0.26mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	0.49mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	0.54mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.76mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	0.79mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.87mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	16d	1	1.17mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.30mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	16d	1	1.35mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 55 DOM
2. 2026-06-17
   days on market $130,000 Active 54 DOM
3. 2026-06-16
   days on market $130,000 Active 53 DOM
4. 2026-06-15
   days on market $130,000 Active 52 DOM
5. 2026-06-13
   days on market $130,000 Active 50 DOM
6. 2026-06-13
   days on market $130,000 Active 49 DOM
7. 2026-06-09
   days on market $130,000 Active 46 DOM
8. 2026-06-08
   days on market $130,000 Active 45 DOM
9. 2026-06-07
   days on market $130,000 Active 44 DOM
10. 2026-06-04
    days on market $130,000 Active 41 DOM
11. 2026-06-03
    days on market $130,000 Active 40 DOM
12. 2026-06-02
    days on market $130,000 Active 39 DOM
13. 2026-06-01
    days on market $130,000 Active 38 DOM
14. 2026-05-31
    days on market $130,000 Active 37 DOM
15. 2026-04-25
    listed $130,000 Active 532-char remark

    Show marketing remark (532 chars)

    Beautifully maintained Inkster 4-bedroom, 1-bathroom ranch-style home, owned by a single owner. Features a spacious, partially fenced backyard and an enclosed back deck. A wonderful starter home with plenty of potential - add your personal touch and a bit of TLC to make it truly yours! 2024 furnace and hot water tank installed. Seller is very Eager. HOME IS OCCUPIED DO NOT APPROACH WITHOUT A SCHEDULED APPOINTMENT. PURCHASE IS CONTINGENT OF SELLER FINDING A HOME. SELLER WILL ALSO NEED UP TO 30 DAYS AFTER CLOSING. FIRM ON PRICE!

16. 2026-04-25
    listed $130,000 Active 536-char remark

    Show marketing remark (532 chars)

    Beautifully maintained Inkster 4-bedroom, 1-bathroom ranch-style home, owned by a single owner. Features a spacious, partially fenced backyard and an enclosed back deck. A wonderful starter home with plenty of potential - add your personal touch and a bit of TLC to make it truly yours! 2024 furnace and hot water tank installed. Seller is very Eager. HOME IS OCCUPIED DO NOT APPROACH WITHOUT A SCHEDULED APPOINTMENT. PURCHASE IS CONTINGENT OF SELLER FINDING A HOME. SELLER WILL ALSO NEED UP TO 30 DAYS AFTER CLOSING. FIRM ON PRICE!

17. 2026-04-23
    historical $130,000 532-char remark

    Show marketing remark (532 chars)

    Beautifully maintained Inkster 4-bedroom, 1-bathroom ranch-style home, owned by a single owner. Features a spacious, partially fenced backyard and an enclosed back deck. A wonderful starter home with plenty of potential - add your personal touch and a bit of TLC to make it truly yours! 2024 furnace and hot water tank installed. Seller is very Eager. HOME IS OCCUPIED DO NOT APPROACH WITHOUT A SCHEDULED APPOINTMENT. PURCHASE IS CONTINGENT OF SELLER FINDING A HOME. SELLER WILL ALSO NEED UP TO 30 DAYS AFTER CLOSING. FIRM ON PRICE!

18. 2025-08-10
    historical
19. 2025-08-10
    historical
20. 2025-06-09
    listed $110,000 Active
21. 2025-06-09
    listed $110,000 Active
22. 2024-12-03
    historical
23. 2024-12-02
    historical
24. 2024-10-29
    price $121,999
25. 2024-10-29
    price $121,999
26. 2024-09-21
    price $133,999
27. 2024-09-21
    price $133,999
28. 2024-09-03
    listed $142,000 Active
29. 2024-09-03
    listed $142,000 Active

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$239/yr (+$20/mo · 15.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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: $18,569
• − Mortgage interest: −$7,282
• − Property taxes: −$1,523
• − Insurance: −$650
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$3,782
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,749/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

-8.5% since first listed

15 events — show timeline

• 2026-04-25 Listed $130,000 MiRealSource-MiMLS
• 2026-04-25 Listed $130,000 REALCOMP
• 2026-04-23 Coming Soon $130,000 MiRealSource-MiMLS
• 2025-08-10 Listing Removed — REALCOMP
• 2025-08-10 Listing Removed — MiRealSource-MiMLS
• 2025-06-09 Listed $110,000 REALCOMP
• 2025-06-09 Listed $110,000 MiRealSource-MiMLS
• 2024-12-03 Listing Removed — MiRealSource-MiMLS
• 2024-12-02 Listing Removed — REALCOMP
• 2024-10-29 Price Changed $121,999 MiRealSource-MiMLS
• 2024-10-29 Price Changed $121,999 REALCOMP
• 2024-09-21 Price Changed $133,999 MiRealSource-MiMLS
• 2024-09-21 Price Changed $133,999 REALCOMP
• 2024-09-03 Listed $142,000 MiRealSource-MiMLS
• 2024-09-03 Listed $142,000 REALCOMP

Property tax history

-6.1%/yr

Latest (2025): $1,523 · +5.1% YoY. Source: county tax records.