29522 Grandview St · Inkster, MI 48141

$130,000

3 bd · 1.0 ba · 989 sqft · SingleFamily public records · 57 Days on market

Built 1970 8,276 sqft lot Est $139k · 7% 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 +21.3/30.0
• ARV discount +10.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.3/10.0
• 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

Welcome home to this beautifully updated 3-bedroom, 1-bath brick ranch nestled in a quiet Inkster neighborhood. This move-in-ready home features a brand-new kitchen complete with stylish cabinets, modern countertops, and sleek finishes. Fresh updates throughout include new flooring, fresh paint, and updated lighting - offering a clean and contemporary feel in every room. Enjoy the convenience of single-story living with spacious bedrooms, a bright living area, and a full bath with updated fixtures. The large backyard is perfect for relaxing, entertaining, or creating your own outdoor retreat. Whether you're a first-time buyer or looking to downsize, this home is a must-see. Schedule your showing today!

Key facts

• Fresh paint
• Single-story living
• New flooring

Tags

• UPDATED KITCHEN
• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHTING
• SINGLE-STORY LIVING
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k 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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 45% 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 $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.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 8y 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 $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 57 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $139,449
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29522 Grandview St	0.00mi	3/1.0	972 (-2%)	1mo	$130,000	$134	96
29707 Birchwood St	0.10mi	3/1.0	1,000 (+1%)	1mo	$96,000	$96	92
28930 Birchwood St	0.33mi	3/1.0	1,008 (+2%)	0mo	$150,000	$149	81
29497 Oakwood St	0.16mi	2/1.0 (-1)	1,025 (+4%)	1mo	$110,000	$107	81
28999 Beechnut St	0.43mi	3/1.0	1,008 (+2%)	0mo	$180,000	$179	76
29982 Hazelwood St	0.32mi	3/1.0	1,053 (+6%)	1mo	$135,000	$128	73
431 Lytle Pl	0.58mi	3/1.0	967 (-2%)	1mo	$153,600	$159	68
28521 Oakwood St	0.54mi	3/1.0	1,025 (+4%)	0mo	$145,000	$141	68
29537 Hazelwood St	0.28mi	3/1.0	1,100 (+11%)	0mo	$80,000	$73	68
1936 Meadow Ln	0.64mi	3/1.0	974 (-2%)	1mo	$135,000	$139	67
462 Clair St	0.66mi	3/1.0	1,000 (+1%)	1mo	$265,000	$265	66
29455 Rosslyn Ave	0.72mi	3/1.0	1,010 (+2%)	0mo	$180,000	$178	62

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,989
• Equity at exit: $19,383

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,697
• 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: 7.4×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$682
• Tax from tax record: −$233 /mo · $2,798/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $190

Break-even live

Break-even rent $1,227

Max offer price $130,000

Occupancy floor 82%

Sensitivity live

Price	-10% $263	-5% $227	+0% $190	+5% $153	+10% $116
Rent	-10% $74	-5% $132	+0% $190	+5% $248	+10% $306
Rate	-1.0pp $255	-0.5pp $223	base $190	+0.5pp $156	+1.0pp $122

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	0.15mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.21mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.26mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.32mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	0.51mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	0.61mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.67mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	0.67mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.70mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.77mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.88mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	1.14mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.20mi
31809 Tuscola Ct Westland, MI	3.0	1.0	1078	$1,400	$1.30	0d	1	1.30mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	1.34mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.38mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.43mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	17d	1	1.44mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	1.48mi

Listing history 49 events

1. 2026-04-22
   status Pending 711-char remark

   Show marketing remark (711 chars)

   Welcome home to this beautifully updated 3-bedroom, 1-bath brick ranch nestled in a quiet Inkster neighborhood. This move-in-ready home features a brand-new kitchen complete with stylish cabinets, modern countertops, and sleek finishes. Fresh updates throughout include new flooring, fresh paint, and updated lighting - offering a clean and contemporary feel in every room. Enjoy the convenience of single-story living with spacious bedrooms, a bright living area, and a full bath with updated fixtures. The large backyard is perfect for relaxing, entertaining, or creating your own outdoor retreat. Whether you're a first-time buyer or looking to downsize, this home is a must-see. Schedule your showing today!

2. 2026-04-22
   status Pending

   Show marketing remark (711 chars)

   Welcome home to this beautifully updated 3-bedroom, 1-bath brick ranch nestled in a quiet Inkster neighborhood. This move-in-ready home features a brand-new kitchen complete with stylish cabinets, modern countertops, and sleek finishes. Fresh updates throughout include new flooring, fresh paint, and updated lighting - offering a clean and contemporary feel in every room. Enjoy the convenience of single-story living with spacious bedrooms, a bright living area, and a full bath with updated fixtures. The large backyard is perfect for relaxing, entertaining, or creating your own outdoor retreat. Whether you're a first-time buyer or looking to downsize, this home is a must-see. Schedule your showing today!

3. 2026-02-24
   listed $130,000 Active 711-char remark

   Show marketing remark (711 chars)

   Welcome home to this beautifully updated 3-bedroom, 1-bath brick ranch nestled in a quiet Inkster neighborhood. This move-in-ready home features a brand-new kitchen complete with stylish cabinets, modern countertops, and sleek finishes. Fresh updates throughout include new flooring, fresh paint, and updated lighting - offering a clean and contemporary feel in every room. Enjoy the convenience of single-story living with spacious bedrooms, a bright living area, and a full bath with updated fixtures. The large backyard is perfect for relaxing, entertaining, or creating your own outdoor retreat. Whether you're a first-time buyer or looking to downsize, this home is a must-see. Schedule your showing today!

4. 2026-02-24
   listed $130,000 Active

   Show marketing remark (711 chars)

   Welcome home to this beautifully updated 3-bedroom, 1-bath brick ranch nestled in a quiet Inkster neighborhood. This move-in-ready home features a brand-new kitchen complete with stylish cabinets, modern countertops, and sleek finishes. Fresh updates throughout include new flooring, fresh paint, and updated lighting - offering a clean and contemporary feel in every room. Enjoy the convenience of single-story living with spacious bedrooms, a bright living area, and a full bath with updated fixtures. The large backyard is perfect for relaxing, entertaining, or creating your own outdoor retreat. Whether you're a first-time buyer or looking to downsize, this home is a must-see. Schedule your showing today!

5. 2026-01-28
   historical
6. 2025-12-02
   price $140,000
7. 2025-12-01
   price $140,000
8. 2025-09-10
   listed $150,000 Active
9. 2025-09-10
   listed $150,000 Active
10. 2025-09-03
    historical
11. 2025-09-03
    historical
12. 2025-08-29
    status Active
13. 2025-08-29
    historical
14. 2025-08-08
    price $160,000
15. 2025-08-07
    price $160,000
16. 2025-07-25
    listed $170,000 Active
17. 2025-07-25
    listed $170,000 Active
18. 2025-02-28
    historical $1,600
19. 2025-02-09
    listed $1,600
20. 2024-12-27
    historical
21. 2024-12-27
    historical
22. 2024-12-03
    listed $134,900 Active
23. 2024-12-03
    listed $134,900 Active
24. 2024-11-26
    historical
25. 2024-11-26
    historical
26. 2024-06-05
    soldstatus $50,000
27. 2024-02-29
    soldstatus $46,000
28. 2023-05-18
    soldstatus $33,000 Sold
29. 2023-05-18
    soldstatus $33,000 Closed
30. 2023-04-20
    status Pending
31. 2023-04-20
    status Pending
32. 2023-04-09
    listed $29,000 Active
33. 2023-04-09
    listed $29,000 Active
34. 2019-01-29
    soldstatus $34,000
35. 2018-11-28
    soldstatus $34,000 Sold
36. 2018-11-28
    soldstatus $34,000 Closed
37. 2018-10-08
    status Pending
38. 2018-10-08
    status Pending
39. 2018-08-14
    listed $39,900 Active
40. 2018-08-14
    listed $39,900 Active
41. 2018-08-05
    historical
42. 2018-08-05
    historical
43. 2018-07-30
    status Active
44. 2018-07-30
    status Active
45. 2018-07-03
    status Pending
46. 2018-07-03
    status Pending
47. 2018-05-04
    listed $39,900 Active
48. 2018-05-04
    listed $39,900 Active
49. 1993-11-08
    soldstatus $26,923

ⓘ 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: $2,798 · $233/mo
• Projected year-2 tax: $2,798 · $233/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $17,602
• − Mortgage interest: −$7,282
• − Property taxes: −$2,798
• − Insurance: −$650
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,782
• Taxable income: $274
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,211/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

+382.9% since first listed

49 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-02-24 Listed $130,000 REALCOMP
• 2026-02-24 Listed $130,000 MiRealSource-MiMLS
• 2026-01-28 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Price Changed $140,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $140,000 REALCOMP
• 2025-09-10 Listed $150,000 REALCOMP
• 2025-09-10 Listed $150,000 MiRealSource-MiMLS
• 2025-09-03 Listing Removed — MiRealSource-MiMLS
• 2025-09-03 Listing Removed — REALCOMP
• 2025-08-29 Relisted — REALCOMP
• 2025-08-29 Listing Removed — REALCOMP
• 2025-08-08 Price Changed $160,000 MiRealSource-MiMLS
• 2025-08-07 Price Changed $160,000 REALCOMP
• 2025-07-25 Listed $170,000 MiRealSource-MiMLS
• 2025-07-25 Listed $170,000 REALCOMP
• 2025-02-28 Rental Removed $1,600 REALSOURCE
• 2025-02-09 Listed for Rent $1,600 REALSOURCE
• 2024-12-27 Listing Removed — REALCOMP
• 2024-12-27 Listing Removed — MiRealSource-MiMLS
• 2024-12-03 Listed $134,900 MiRealSource-MiMLS
• 2024-12-03 Listed $134,900 REALCOMP
• 2024-11-26 Coming Soon — MiRealSource-MiMLS
• 2024-11-26 Coming Soon — REALCOMP
• 2024-06-05 Sold (Public Records) $50,000 Public Records
• 2024-02-29 Sold (Public Records) $46,000 Public Records
• 2023-05-18 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2023-05-18 Sold (MLS) $33,000 REALCOMP
• 2023-04-20 Pending — MiRealSource-MiMLS
• 2023-04-20 Pending — REALCOMP
• 2023-04-09 Listed $29,000 MiRealSource-MiMLS
• 2023-04-09 Listed $29,000 REALCOMP
• 2019-01-29 Sold (Public Records) $34,000 Public Records
• 2018-11-28 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2018-11-28 Sold (MLS) $34,000 REALCOMP
• 2018-10-08 Pending — MiRealSource-MiMLS
• 2018-10-08 Pending — REALCOMP
• 2018-08-14 Listed $39,900 MiRealSource-MiMLS
• 2018-08-14 Listed $39,900 REALCOMP
• 2018-08-05 Listing Removed — MiRealSource-MiMLS
• 2018-08-05 Listing Removed — REALCOMP
• 2018-07-30 Relisted — MiRealSource-MiMLS
• 2018-07-30 Relisted — REALCOMP
• 2018-07-03 Pending — MiRealSource-MiMLS
• 2018-07-03 Pending — REALCOMP
• 2018-05-04 Listed $39,900 MiRealSource-MiMLS
• 2018-05-04 Listed $39,900 REALCOMP
• 1993-11-08 Sold (Public Records) $26,923 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,798 · -22.3% YoY. Source: county tax records.