28951 Cherry Hill Rd · Inkster, MI 48141

$145,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 4 Days on market

Built 1958 6,970 sqft lot Est $133k · 9% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• 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

MULTIPLE OFFERS RECIVED. HIGHEST AND BEST DUE BY MONDAY 4/27 AT 5PM Welcome to 28591 Cherry Hill Rd, a charming 3-bedroom, 1-bath tri-level home offering comfort, character, and incredible value. Lovingly cared for by its original owner, this home features beautiful refinished hardwood flooring, vaulted ceilings, and an open upstairs hallway that overlooks the main level, creating a connected, airy feel throughout. The bright open floor plan offers a comfortable flow for everyday living and entertaining, with plenty of space to gather and enjoy. Just in time for Spring, the new owners can appreciate the many gardens with blooming flowers creating a wonderful outdoor space to relax with friends or host summer gatherings. Located near several parks and the Inkster Valley Golf Club, this home offers a great balance of neighborhood charm and outdoor recreation. Priced at $145,000, this home is an exceptional value and a rare opportunity for buyers seeking a solid, well-maintained home with great potential, comfort, and charm. Newer roof and HWT.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• Other: Lot approximately 50 x 140 (0.16 acre)

Exterior

• Parking: Detached 2-car garage with garage door opener
• Security: 24-hour security
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Entry at ground level with steps; Residential property
• Construction: Aluminum siding; Vinyl siding; Asphalt roof; Block foundation; Built area above grade and partially finished below grade
• Exterior features: Patio; Back yard fenced; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher, Disposal; Free-standing electric oven; Partially finished basement; 8 total rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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); Adlai Stevenson Middle School (math 10% / reading 34%, grade F, #408 of 493 statewide, top 84%, 678 students, 55% FRL); John Glenn High School (math 21% / reading 45%, grade F, #402 of 713 statewide, top 56%, 1,542 students, 53% FRL).
• Market conditions: Rents rising (+3.0%/yr); 146 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,576/mo this rent would consume 48% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $132,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28992 Kathryn St	0.13mi	3/1.5	1,254 (+3%)	2mo	$245,000	$195	85
28951 Cherry Hill Rd	0.00mi	3/1.0	1,392 (+14%)	1mo	$152,000	$109	75
29031 Rosslyn Ave	0.32mi	3/2.0	1,296 (+7%)	6mo	$240,000	$185	65
29118 Avondale St	0.47mi	3/1.0	1,306 (+7%)	3mo	$95,000	$73	64
28524 Barton St	0.52mi	2/1.0 (-1)	1,200 (-1%)	6mo	$122,000	$102	63
201 Cardwell St	0.62mi	3/2.5	1,240 (+2%)	6mo	$65,000	$52	57
29760 Birchwood St	0.55mi	3/1.0	1,100 (-10%)	7mo	$118,000	$107	53
29578 Brown Ct St	0.67mi	3/1.0	1,125 (-8%)	7mo	$160,000	$142	50
1147 Harrison Ave	0.63mi	3/1.0	1,065 (-12%)	0mo	$187,000	$176	50
29537 Hazelwood St	0.74mi	3/1.0	1,100 (-10%)	0mo	$80,000	$73	49
226 Belton St	0.70mi	3/1.5	1,104 (-9%)	8mo	$200,000	$181	43
29800 Oakwood St	0.66mi	3/1.0	1,040 (-14%)	4mo	$90,000	$87	42

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,112
• Equity at exit: $21,620

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $23,247
• Equity at exit: $12,537

Cash invested: $40,600 (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: 146
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$760
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $322

Break-even live

Break-even rent $1,169

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $404	-5% $363	+0% $322	+5% $281	+10% $240
Rent	-10% $197	-5% $259	+0% $322	+5% $384	+10% $446
Rate	-1.0pp $395	-0.5pp $359	base $322	+0.5pp $284	+1.0pp $246

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	15d	1	0.50mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	19d	1	0.53mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.56mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	15d	1	0.64mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	46d	1	0.68mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	27d	1	0.70mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	46d	3	0.75mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	2d	1	0.76mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	24d	1	0.78mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	46d	1	0.81mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	0.90mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.97mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	1.05mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	46d	1	1.10mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	46d	1	1.18mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	1d	1	1.28mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	1.29mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	1.47mi

Listing history 5 events

1. 2026-04-28
   status Pending 1057-char remark

   Show marketing remark (1057 chars)

   MULTIPLE OFFERS RECIVED. HIGHEST AND BEST DUE BY MONDAY 4/27 AT 5PM Welcome to 28591 Cherry Hill Rd, a charming 3-bedroom, 1-bath tri-level home offering comfort, character, and incredible value. Lovingly cared for by its original owner, this home features beautiful refinished hardwood flooring, vaulted ceilings, and an open upstairs hallway that overlooks the main level, creating a connected, airy feel throughout. The bright open floor plan offers a comfortable flow for everyday living and entertaining, with plenty of space to gather and enjoy. Just in time for Spring, the new owners can appreciate the many gardens with blooming flowers creating a wonderful outdoor space to relax with friends or host summer gatherings. Located near several parks and the Inkster Valley Golf Club, this home offers a great balance of neighborhood charm and outdoor recreation. Priced at $145,000, this home is an exceptional value and a rare opportunity for buyers seeking a solid, well-maintained home with great potential, comfort, and charm. Newer roof and HWT.

2. 2026-04-28
   status Pending

   Show marketing remark (1057 chars)

   MULTIPLE OFFERS RECIVED. HIGHEST AND BEST DUE BY MONDAY 4/27 AT 5PM Welcome to 28591 Cherry Hill Rd, a charming 3-bedroom, 1-bath tri-level home offering comfort, character, and incredible value. Lovingly cared for by its original owner, this home features beautiful refinished hardwood flooring, vaulted ceilings, and an open upstairs hallway that overlooks the main level, creating a connected, airy feel throughout. The bright open floor plan offers a comfortable flow for everyday living and entertaining, with plenty of space to gather and enjoy. Just in time for Spring, the new owners can appreciate the many gardens with blooming flowers creating a wonderful outdoor space to relax with friends or host summer gatherings. Located near several parks and the Inkster Valley Golf Club, this home offers a great balance of neighborhood charm and outdoor recreation. Priced at $145,000, this home is an exceptional value and a rare opportunity for buyers seeking a solid, well-maintained home with great potential, comfort, and charm. Newer roof and HWT.

3. 2026-04-25
   listed $145,000 Active 1057-char remark

   Show marketing remark (1057 chars)

   MULTIPLE OFFERS RECIVED. HIGHEST AND BEST DUE BY MONDAY 4/27 AT 5PM Welcome to 28591 Cherry Hill Rd, a charming 3-bedroom, 1-bath tri-level home offering comfort, character, and incredible value. Lovingly cared for by its original owner, this home features beautiful refinished hardwood flooring, vaulted ceilings, and an open upstairs hallway that overlooks the main level, creating a connected, airy feel throughout. The bright open floor plan offers a comfortable flow for everyday living and entertaining, with plenty of space to gather and enjoy. Just in time for Spring, the new owners can appreciate the many gardens with blooming flowers creating a wonderful outdoor space to relax with friends or host summer gatherings. Located near several parks and the Inkster Valley Golf Club, this home offers a great balance of neighborhood charm and outdoor recreation. Priced at $145,000, this home is an exceptional value and a rare opportunity for buyers seeking a solid, well-maintained home with great potential, comfort, and charm. Newer roof and HWT.

4. 2026-04-25
   listed $145,000 Active

   Show marketing remark (1057 chars)

   MULTIPLE OFFERS RECIVED. HIGHEST AND BEST DUE BY MONDAY 4/27 AT 5PM Welcome to 28591 Cherry Hill Rd, a charming 3-bedroom, 1-bath tri-level home offering comfort, character, and incredible value. Lovingly cared for by its original owner, this home features beautiful refinished hardwood flooring, vaulted ceilings, and an open upstairs hallway that overlooks the main level, creating a connected, airy feel throughout. The bright open floor plan offers a comfortable flow for everyday living and entertaining, with plenty of space to gather and enjoy. Just in time for Spring, the new owners can appreciate the many gardens with blooming flowers creating a wonderful outdoor space to relax with friends or host summer gatherings. Located near several parks and the Inkster Valley Golf Club, this home offers a great balance of neighborhood charm and outdoor recreation. Priced at $145,000, this home is an exceptional value and a rare opportunity for buyers seeking a solid, well-maintained home with great potential, comfort, and charm. Newer roof and HWT.

5. 2026-04-22
   historical $145,000 1057-char remark

   Show marketing remark (1057 chars)

   MULTIPLE OFFERS RECIVED. HIGHEST AND BEST DUE BY MONDAY 4/27 AT 5PM Welcome to 28591 Cherry Hill Rd, a charming 3-bedroom, 1-bath tri-level home offering comfort, character, and incredible value. Lovingly cared for by its original owner, this home features beautiful refinished hardwood flooring, vaulted ceilings, and an open upstairs hallway that overlooks the main level, creating a connected, airy feel throughout. The bright open floor plan offers a comfortable flow for everyday living and entertaining, with plenty of space to gather and enjoy. Just in time for Spring, the new owners can appreciate the many gardens with blooming flowers creating a wonderful outdoor space to relax with friends or host summer gatherings. Located near several parks and the Inkster Valley Golf Club, this home offers a great balance of neighborhood charm and outdoor recreation. Priced at $145,000, this home is an exceptional value and a rare opportunity for buyers seeking a solid, well-maintained home with great potential, comfort, and charm. Newer roof and HWT.

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$501/yr (+$42/mo · 40.7%)

ⓘ 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 · 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: $18,913
• − Mortgage interest: −$8,122
• − Property taxes: −$1,231
• − Insurance: −$725
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,218
• Taxable income: $1,590
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $3,479/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

+0.0% since first listed

5 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-25 Listed $145,000 MiRealSource-MiMLS
• 2026-04-25 Listed $145,000 REALCOMP
• 2026-04-22 Coming Soon $145,000 MiRealSource-MiMLS

Property tax history

-3.4%/yr

Latest (2025): $1,231 · -18.9% YoY. Source: county tax records.