3107 Henry St · Inkster, MI 48141

$140,000

3 bd · 1.0 ba · 723 sqft · SingleFamily public records · 62 Days on market

Built 1944 5,227 sqft lot $194/sqft · 146% above area

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bedroom bungalow featuring new carpet and fresh paint and fresh paint throughout. The home also features updated light fixtures, 100 amp electrical panel, newer interior doors and a newer roof. This home is ready for its new owner.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1944

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (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.
• 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); 142 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 43% 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 $968 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 62 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $140k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1944 — 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: 1.01% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $78,843
• List price: $140,000
• Delta: 77.57%
• 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
27233 New York St	0.31mi	2/1.0 (-1)	720 (-0%)	3mo	$85,000	$118	78
27045 Yale St	0.42mi	2/1.0 (-1)	720 (-0%)	1mo	$80,000	$111	74
27304 New York St	0.28mi	2/1.0 (-1)	720 (-0%)	10mo	$55,000	$76	73
27053 Norfolk St	0.42mi	2/1.0 (-1)	720 (-0%)	4mo	$71,500	$99	72
3512 Hickory St	0.24mi	2/1.0 (-1)	782 (+8%)	4mo	$45,000	$58	67
3155 Walnut St	0.22mi	2/1.0 (-1)	804 (+11%)	5mo	$116,000	$144	62
3616 Spring Hill Ave	0.55mi	3/1.0	750 (+4%)	8mo	$75,000	$100	61
26641 New York St	0.67mi	2/1.0 (-1)	720 (-0%)	5mo	$66,000	$92	59
3887 Moore Ave	0.52mi	2/1.0 (-1)	736 (+2%)	10mo	$73,000	$99	59
3567 Spruce St	0.26mi	2/1.0 (-1)	648 (-10%)	15mo	$79,500	$123	53
1601 Helen St	0.74mi	2/1.0 (-1)	740 (+2%)	5mo	$130,000	$176	52
3414 John Daly St	0.73mi	2/1.0 (-1)	720 (-0%)	15mo	$90,000	$125	48

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,002
• Equity at exit: $20,874

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,395
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $200

Break-even live

Break-even rent $1,160

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $280	-5% $240	+0% $200	+5% $161	+10% $121
Rent	-10% $89	-5% $145	+0% $200	+5% $256	+10% $312
Rate	-1.0pp $271	-0.5pp $236	base $200	+0.5pp $164	+1.0pp $127

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $140,000 Active 62 DOM
2. 2026-06-17
   days on market $140,000 Active 61 DOM
3. 2026-06-16
   days on market $140,000 Active 60 DOM
4. 2026-06-15
   days on market $140,000 Active 59 DOM
5. 2026-06-13
   days on market $140,000 Active 57 DOM
6. 2026-06-13
   days on market $140,000 Active 56 DOM
7. 2026-06-09
   days on market $140,000 Active 53 DOM
8. 2026-06-08
   days on market $140,000 Active 52 DOM
9. 2026-06-07
   days on market $140,000 Active 51 DOM
10. 2026-06-04
    days on market $140,000 Active 48 DOM
11. 2026-06-03
    days on market $140,000 Active 47 DOM
12. 2026-06-02
    days on market $140,000 Active 46 DOM
13. 2026-06-02
    price $140,000 Active 45 DOM
14. 2026-06-01
    days on market $150,000 Active 45 DOM
15. 2026-05-31
    days on market $150,000 Active 44 DOM
16. 2026-04-17
    listed $150,000 Active 238-char remark

    Show marketing remark (238 chars)

    Cozy 3 bedroom bungalow featuring new carpet and fresh paint and fresh paint throughout. The home also features updated light fixtures, 100 amp electrical panel, newer interior doors and a newer roof. This home is ready for its new owner.

17. 2026-04-17
    listed $150,000 Active 238-char remark

    Show marketing remark (238 chars)

    Cozy 3 bedroom bungalow featuring new carpet and fresh paint and fresh paint throughout. The home also features updated light fixtures, 100 amp electrical panel, newer interior doors and a newer roof. This home is ready for its new owner.

18. 2024-03-16
    historical $1,300
19. 2024-03-13
    listed $1,300
20. 2024-03-13
    historical
21. 2024-03-13
    historical
22. 2024-02-14
    price $104,900
23. 2024-02-13
    price $104,900
24. 2024-01-09
    price $109,900
25. 2024-01-08
    price $109,900
26. 2023-12-01
    listed $119,900 Active
27. 2023-12-01
    listed $119,900 Active
28. 2022-11-20
    historical
29. 2022-11-04
    soldstatus $73,000 Sold
30. 2022-11-04
    soldstatus $73,000 Closed
31. 2022-10-24
    status Pending
32. 2022-10-24
    status Pending
33. 2022-10-19
    listed $79,900 Active
34. 2022-10-19
    listed $79,900 Active
35. 2018-09-19
    soldstatus $74,460

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,820 · $152/mo
• Expected delta: +$336/yr (+$28/mo · 22.7%)

ⓘ 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 · 14 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: $16,960
• − Mortgage interest: −$7,842
• − Property taxes: −$1,483
• − Insurance: −$700
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,073
• Taxable income: $148
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,370/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

+101.5% since first listed

20 events — show timeline

• 2026-04-17 Listed $150,000 REALCOMP
• 2026-04-17 Listed $150,000 MiRealSource-MiMLS
• 2024-03-16 Rental Removed $1,300 APPFOLIO
• 2024-03-13 Listed for Rent $1,300 APPFOLIO
• 2024-03-13 Listing Removed — MiRealSource-MiMLS
• 2024-03-13 Listing Removed — REALCOMP
• 2024-02-14 Price Changed $104,900 MiRealSource-MiMLS
• 2024-02-13 Price Changed $104,900 REALCOMP
• 2024-01-09 Price Changed $109,900 MiRealSource-MiMLS
• 2024-01-08 Price Changed $109,900 REALCOMP
• 2023-12-01 Listed $119,900 MiRealSource-MiMLS
• 2023-12-01 Listed $119,900 REALCOMP
• 2022-11-20 Rental Removed — REALSOURCE
• 2022-11-04 Sold (MLS) $73,000 MiRealSource-MiMLS
• 2022-11-04 Sold (MLS) $73,000 REALCOMP
• 2022-10-24 Pending — MiRealSource-MiMLS
• 2022-10-24 Pending — REALCOMP
• 2022-10-19 Listed $79,900 MiRealSource-MiMLS
• 2022-10-19 Listed $79,900 REALCOMP
• 2018-09-19 Sold (Public Records) $74,460 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,483 · -20.0% YoY. Source: county tax records.