28521 Oakwood St · Inkster, MI 48141

$145,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 8 Days on market

Built 1970 8,276 sqft lot Est $131k · 11% over

---

Why this score? — see what drove the D+ 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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step right up to a completely remodeled single-family residence, is ready for its grand debut! This isn't just a house; it's a freshly updated canvas for your most delightful dreams. The heart of this home, the recently updated kitchen, is sporting some snazzy stone counters that are just begging for your culinary masterpieces (or at least your morning coffee). Imagine whipping up brunch in a space that feels both chic and oh-so-inviting! When it's time to unwind, the updated bathroom offers a sparkling sanctuary. Get ready to soak away the day's worries in style. With three cozy bedrooms, there's plenty of space for everyone to spread out and enjoy their own little slice of heaven. Outside, a private yard and a lovely patio await your outdoor adventures, whether it's grilling up a storm or simply enjoying a quiet evening under the stars. Don't just dream about it, come and see this playful pad for yourself!

Key facts

• 8,276 sq ft lot
• Built 1970
• Listed 8 days

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior; Facing not specified
• Construction: Brick construction; Block foundation; Asphalt roof; Built area above grade: 1,025 square feet
• Exterior features: Deck; Porch; Back yard fencing; Fenced lot; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Garbage disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Garbage disposal; Free-standing gas range; Free-standing refrigerator; Unfinished basement
• Laundry & utility: Gas water heater

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 $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k 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, 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,482/mo this rent would consume 45% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 28y 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 $10k; list at $145k implies a 1350% gain — meaningful room to come down on a strong offer.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $131,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28521 Oakwood St	0.00mi	3/1.0	1,025 (0%)	0mo	$145,000	$141	100
28930 Birchwood St	0.29mi	3/1.0	1,008 (-2%)	0mo	$150,000	$149	83
28005 Avondale St	0.27mi	3/1.0	962 (-6%)	2mo	$107,500	$112	76
28999 Beechnut St	0.55mi	3/1.0	1,008 (-2%)	0mo	$180,000	$179	71
29497 Oakwood St	0.50mi	2/1.0 (-1)	1,025 (0%)	1mo	$110,000	$107	71
29631 Steinhauer St	0.62mi	3/1.0	1,008 (-2%)	2mo	$75,000	$74	67
29522 Grandview St	0.54mi	3/1.0	972 (-5%)	1mo	$130,000	$134	65
29707 Birchwood St	0.65mi	3/1.0	1,000 (-2%)	1mo	$96,000	$96	65
29537 Hazelwood St	0.53mi	3/1.0	1,100 (+7%)	0mo	$80,000	$73	63
29982 Hazelwood St	0.73mi	3/1.0	1,053 (+3%)	1mo	$135,000	$128	60
1936 Meadow Ln	0.67mi	3/1.0	974 (-5%)	1mo	$135,000	$139	60
2317 Spring Hill Ave	0.73mi	3/1.0	924 (-10%)	3mo	$47,610	$52	47

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,599
• Equity at exit: $21,620

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $11,434
• 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: 142
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$760
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $235

Break-even live

Break-even rent $1,184

Max offer price $145,000

Occupancy floor 79%

Sensitivity live

Price	-10% $317	-5% $276	+0% $235	+5% $194	+10% $153
Rent	-10% $118	-5% $177	+0% $235	+5% $294	+10% $352
Rate	-1.0pp $308	-0.5pp $272	base $235	+0.5pp $198	+1.0pp $160

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
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.14mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.24mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.35mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	0.61mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.68mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.73mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.78mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	0.90mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.90mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.99mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	1.04mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	1.05mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	1.12mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.13mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.36mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	1.38mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.41mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	1.48mi

Listing history 29 events

1. 2026-04-29
   status Pending 921-char remark

   Show marketing remark (921 chars)

   Step right up to a completely remodeled single-family residence, is ready for its grand debut! This isn't just a house; it's a freshly updated canvas for your most delightful dreams. The heart of this home, the recently updated kitchen, is sporting some snazzy stone counters that are just begging for your culinary masterpieces (or at least your morning coffee). Imagine whipping up brunch in a space that feels both chic and oh-so-inviting! When it's time to unwind, the updated bathroom offers a sparkling sanctuary. Get ready to soak away the day's worries in style. With three cozy bedrooms, there's plenty of space for everyone to spread out and enjoy their own little slice of heaven. Outside, a private yard and a lovely patio await your outdoor adventures, whether it's grilling up a storm or simply enjoying a quiet evening under the stars. Don't just dream about it, come and see this playful pad for yourself!

2. 2026-04-29
   status Pending

   Show marketing remark (921 chars)

   Step right up to a completely remodeled single-family residence, is ready for its grand debut! This isn't just a house; it's a freshly updated canvas for your most delightful dreams. The heart of this home, the recently updated kitchen, is sporting some snazzy stone counters that are just begging for your culinary masterpieces (or at least your morning coffee). Imagine whipping up brunch in a space that feels both chic and oh-so-inviting! When it's time to unwind, the updated bathroom offers a sparkling sanctuary. Get ready to soak away the day's worries in style. With three cozy bedrooms, there's plenty of space for everyone to spread out and enjoy their own little slice of heaven. Outside, a private yard and a lovely patio await your outdoor adventures, whether it's grilling up a storm or simply enjoying a quiet evening under the stars. Don't just dream about it, come and see this playful pad for yourself!

3. 2026-04-22
   listed $145,000 Active 921-char remark

   Show marketing remark (921 chars)

   Step right up to a completely remodeled single-family residence, is ready for its grand debut! This isn't just a house; it's a freshly updated canvas for your most delightful dreams. The heart of this home, the recently updated kitchen, is sporting some snazzy stone counters that are just begging for your culinary masterpieces (or at least your morning coffee). Imagine whipping up brunch in a space that feels both chic and oh-so-inviting! When it's time to unwind, the updated bathroom offers a sparkling sanctuary. Get ready to soak away the day's worries in style. With three cozy bedrooms, there's plenty of space for everyone to spread out and enjoy their own little slice of heaven. Outside, a private yard and a lovely patio await your outdoor adventures, whether it's grilling up a storm or simply enjoying a quiet evening under the stars. Don't just dream about it, come and see this playful pad for yourself!

4. 2026-04-22
   listed $145,000 Active

   Show marketing remark (921 chars)

   Step right up to a completely remodeled single-family residence, is ready for its grand debut! This isn't just a house; it's a freshly updated canvas for your most delightful dreams. The heart of this home, the recently updated kitchen, is sporting some snazzy stone counters that are just begging for your culinary masterpieces (or at least your morning coffee). Imagine whipping up brunch in a space that feels both chic and oh-so-inviting! When it's time to unwind, the updated bathroom offers a sparkling sanctuary. Get ready to soak away the day's worries in style. With three cozy bedrooms, there's plenty of space for everyone to spread out and enjoy their own little slice of heaven. Outside, a private yard and a lovely patio await your outdoor adventures, whether it's grilling up a storm or simply enjoying a quiet evening under the stars. Don't just dream about it, come and see this playful pad for yourself!

5. 2026-04-21
   historical $145,000 921-char remark

   Show marketing remark (921 chars)

   Step right up to a completely remodeled single-family residence, is ready for its grand debut! This isn't just a house; it's a freshly updated canvas for your most delightful dreams. The heart of this home, the recently updated kitchen, is sporting some snazzy stone counters that are just begging for your culinary masterpieces (or at least your morning coffee). Imagine whipping up brunch in a space that feels both chic and oh-so-inviting! When it's time to unwind, the updated bathroom offers a sparkling sanctuary. Get ready to soak away the day's worries in style. With three cozy bedrooms, there's plenty of space for everyone to spread out and enjoy their own little slice of heaven. Outside, a private yard and a lovely patio await your outdoor adventures, whether it's grilling up a storm or simply enjoying a quiet evening under the stars. Don't just dream about it, come and see this playful pad for yourself!

6. 2022-08-26
   price $1,100
7. 2015-11-05
   historical
8. 2015-11-05
   historical
9. 2015-10-15
   listed $22,000 Active
10. 2015-10-15
    listed $22,000
11. 2013-08-20
    historical
12. 2012-08-21
    listed $775
13. 2011-10-13
    historical
14. 2011-08-15
    listed $795
15. 2011-07-29
    soldstatus $10,000
16. 2011-07-29
    soldstatus $10,000
17. 2011-06-24
    historical
18. 2011-06-03
    listed $12,000
19. 2011-06-03
    listed $12,000
20. 2005-11-21
    historical
21. 2005-10-03
    listed $95,000
22. 2003-10-24
    soldstatus $70,400
23. 2003-10-24
    soldstatus $70,400
24. 2003-07-16
    historical
25. 2003-03-14
    listed $70,400
26. 2003-03-13
    listed $70,400
27. 1998-08-06
    soldstatus $56,900
28. 1998-06-09
    soldstatus $56,900
29. 1998-02-28
    listed $59,900

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$430/yr (+$36/mo · 31.3%)

ⓘ 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: $17,782
• − Mortgage interest: −$8,122
• − Property taxes: −$1,373
• − Insurance: −$725
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,218
• Taxable income: $498
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,705/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

+142.1% since first listed

29 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-22 Listed $145,000 MiRealSource-MiMLS
• 2026-04-22 Listed $145,000 REALCOMP
• 2026-04-21 Coming Soon $145,000 MiRealSource-MiMLS
• 2022-08-26 Price Changed $1,100 RENT.
• 2015-11-05 Listing Removed — REALCOMP
• 2015-11-05 Listing Removed — MiRealSource-MiMLS
• 2015-10-15 Listed $22,000 REALCOMP
• 2015-10-15 Listed $22,000 MiRealSource-MiMLS
• 2013-08-20 Listing Removed — MiRealSource-MiMLS
• 2012-08-21 Listed $775 MiRealSource-MiMLS
• 2011-10-13 Listing Removed — MiRealSource-MiMLS
• 2011-08-15 Listed $795 MiRealSource-MiMLS
• 2011-07-29 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2011-07-29 Sold (MLS) $10,000 REALCOMP
• 2011-06-24 Listing Removed — MiRealSource-MiMLS
• 2011-06-03 Listed $12,000 MiRealSource-MiMLS
• 2011-06-03 Listed $12,000 REALCOMP
• 2005-11-21 Listing Removed — REALCOMP
• 2005-10-03 Listed $95,000 REALCOMP
• 2003-10-24 Sold (MLS) $70,400 REALCOMP
• 2003-10-24 Sold (MLS) $70,400 MiRealSource-MiMLS
• 2003-07-16 Listing Removed — MiRealSource-MiMLS
• 2003-03-14 Listed $70,400 REALCOMP
• 2003-03-13 Listed $70,400 MiRealSource-MiMLS
• 1998-08-06 Sold (Public Records) $56,900 Public Records
• 1998-06-09 Sold (MLS) $56,900 REALCOMP
• 1998-02-28 Listed $59,900 REALCOMP

Property tax history

-9.6%/yr

Latest (2025): $1,373 · -14.9% YoY. Source: county tax records.