29142 Rosewood St · Inkster, MI 48141

$95,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 112 Days on market

Built 1955 10,454 sqft lot $101/sqft · at area comps Est $96k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 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

3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% 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; 15 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).
• 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.53% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (median comp): $96,409
• List price: $95,000
• Delta: -1.46%
• 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
1936 Meadow Ln	0.26mi	3/1.0	974 (+4%)	1mo	$135,000	$139	80
29522 Grandview St	0.43mi	3/1.0	972 (+4%)	1mo	$130,000	$134	73
2317 Spring Hill Ave	0.55mi	3/1.0	924 (-1%)	3mo	$47,610	$52	70
28993 Glenwood Street St	0.22mi	3/1.0	816 (-13%)	3mo	$63,438	$78	66
29497 Oakwood St	0.28mi	2/1.0 (-1)	1,025 (+10%)	1mo	$110,000	$107	65
28930 Birchwood St	0.48mi	3/1.0	1,008 (+8%)	0mo	$150,000	$149	64
29707 Birchwood St	0.51mi	3/1.0	1,000 (+7%)	1mo	$96,000	$96	64
28521 Oakwood St	0.43mi	3/1.0	1,025 (+10%)	0mo	$145,000	$141	64
28005 Avondale St	0.68mi	3/1.0	962 (+3%)	2mo	$107,500	$112	62
29631 Steinhauer St	0.53mi	3/1.0	1,008 (+8%)	2mo	$75,000	$74	60
29982 Hazelwood St	0.40mi	3/1.0	1,053 (+12%)	1mo	$135,000	$128	60
28999 Beechnut St	0.74mi	3/1.0	1,008 (+8%)	0mo	$180,000	$179	52

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $11,761
• Equity at exit: $14,165

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $45,178
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$498
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $427

Break-even live

Break-even rent $916

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• 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	2d	1	0.27mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.38mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.40mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.44mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.56mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.57mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	0.87mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.00mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	1.00mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.07mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	1.09mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	1.12mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.24mi
4080 Isabelle St Inkster, MI	4.0	1.0	975	$1,150	$1.18	15d	1	1.44mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	2d	9	1.44mi

Listing history 45 events

1. 2026-06-16
   status $95,000 Pending 112 DOM
2. 2026-06-15
   days on market $95,000 Active 112 DOM
3. 2026-06-13
   days on market $95,000 Active 110 DOM
4. 2026-06-13
   days on market $95,000 Active 109 DOM
5. 2026-06-09
   days on market $95,000 Active 106 DOM
6. 2026-06-08
   days on market $95,000 Active 105 DOM
7. 2026-06-07
   days on market $95,000 Active 104 DOM
8. 2026-06-04
   days on market $95,000 Active 101 DOM
9. 2026-06-03
   days on market $95,000 Active 100 DOM
10. 2026-06-02
    days on market $95,000 Active 99 DOM
11. 2026-06-02
    price $95,000 Active 98 DOM
12. 2026-06-01
    days on market $99,000 Active 98 DOM
13. 2026-05-31
    days on market $99,000 Active 97 DOM
14. 2026-05-15
    status Active 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

15. 2026-05-15
    status Active 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

16. 2026-04-13
    status Pending 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

17. 2026-04-13
    status Pending 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

18. 2026-03-09
    price $99,000 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

19. 2026-03-09
    price $99,000 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

20. 2026-01-23
    listed $110,000 Active 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

21. 2026-01-23
    listed $110,000 Active 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

22. 2026-01-21
    historical $110,000 287-char remark

    Show marketing remark (287 chars)

    3-bedroom ranch with 1 full bath and a full basement. Wood floors throughout, plus a 2-car garage and a large, deep fenced backyard. Offers a comfortable layout with plenty of outdoor space. A nice option for a rental, flip, or buyer looking to add value over time. This won't last long.

23. 2021-11-16
    soldstatus $70,000
24. 2021-11-08
    soldstatus $70,000 Sold
25. 2021-11-08
    soldstatus $70,000 Closed
26. 2021-09-15
    status Pending
27. 2021-09-15
    status Pending
28. 2021-09-03
    status Active
29. 2021-09-03
    status Active
30. 2021-08-10
    status Pending
31. 2021-08-10
    status Pending
32. 2021-07-30
    listed $74,900 Active
33. 2021-07-30
    listed $74,900 Active
34. 2017-09-26
    historical
35. 2017-09-26
    historical
36. 2017-09-19
    price $24,500
37. 2017-09-18
    price $24,500
38. 2017-09-11
    listed $29,900 Active
39. 2017-09-11
    listed $29,900 Active
40. 2017-09-11
    historical
41. 2017-09-10
    historical
42. 2017-09-01
    price $41,500
43. 2017-08-31
    price $41,500
44. 2017-08-28
    listed $44,500 Active
45. 2017-08-28
    listed $44,500 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: $2,229 · $186/mo
• Projected year-2 tax: $2,229 · $186/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 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: $17,469
• − Mortgage interest: −$5,321
• − Property taxes: −$2,229
• − Insurance: −$475
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,764
• Taxable income: $3,885
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $4,186/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

+122.5% since first listed

32 events — show timeline

• 2026-05-15 Relisted — MiRealSource-MiMLS
• 2026-05-15 Relisted — REALCOMP
• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-03-09 Price Changed $99,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $99,000 REALCOMP
• 2026-01-23 Listed $110,000 MiRealSource-MiMLS
• 2026-01-23 Listed $110,000 REALCOMP
• 2026-01-21 Coming Soon $110,000 MiRealSource-MiMLS
• 2021-11-16 Sold (Public Records) $70,000 Public Records
• 2021-11-08 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2021-11-08 Sold (MLS) $70,000 REALCOMP
• 2021-09-15 Pending — MiRealSource-MiMLS
• 2021-09-15 Pending — REALCOMP
• 2021-09-03 Relisted — MiRealSource-MiMLS
• 2021-09-03 Relisted — REALCOMP
• 2021-08-10 Pending — MiRealSource-MiMLS
• 2021-08-10 Pending — REALCOMP
• 2021-07-30 Listed $74,900 MiRealSource-MiMLS
• 2021-07-30 Listed $74,900 REALCOMP
• 2017-09-26 Listing Removed — REALCOMP
• 2017-09-26 Listing Removed — MiRealSource-MiMLS
• 2017-09-19 Price Changed $24,500 MiRealSource-MiMLS
• 2017-09-18 Price Changed $24,500 REALCOMP
• 2017-09-11 Listed $29,900 MiRealSource-MiMLS
• 2017-09-11 Listed $29,900 REALCOMP
• 2017-09-11 Listing Removed — REALCOMP
• 2017-09-10 Listing Removed — MiRealSource-MiMLS
• 2017-09-01 Price Changed $41,500 MiRealSource-MiMLS
• 2017-08-31 Price Changed $41,500 REALCOMP
• 2017-08-28 Listed $44,500 MiRealSource-MiMLS
• 2017-08-28 Listed $44,500 REALCOMP

Property tax history

+2.8%/yr

Latest (2025): $2,229 · -12.6% YoY. Source: county tax records.