397 Longfellow St · Inkster, MI 48141

$199,999

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 24 Days on market

Built 1953 6,098 sqft lot Est $142k · 41% over

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Why this score? — see what drove the F 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 +8.9/30.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained brick ranch in Inkster - move-in ready and loaded with value. Featuring beautiful granite countertops, solid brick construction, and a spacious backyard perfect for entertaining, this home has been carefully maintained and is ready for its next owner. All furniture is included in sale - just bring your bags. City inspection will be completed prior to closing.

Key facts

• Spacious backyard
• Well maintained
• Granite countertops

Tags

• BRICK RANCH
• GRANITE COUNTERTOPS
• SPACIOUS BACKYARD
• WELL MAINTAINED

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Brick construction; Two-story layout; Finished below-grade area
• Exterior features: Paved road access; Lot approximately 50 x 120 (0.14 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Furnished; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (24.0% below list).
• Recommended offer: $152k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 9.3% in Inkster — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 147 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,520/mo this rent would consume 46% 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 $6k 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 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y 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 $140k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,993 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1953 — 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. 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?
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: 0.76% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $142,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28999 Beechnut St	0.15mi	3/1.0	1,008 (0%)	0mo	$180,000	$179	93
28930 Birchwood St	0.24mi	3/1.0	1,008 (0%)	1mo	$150,000	$149	88
29707 Birchwood St	0.32mi	3/1.0	1,000 (-1%)	1mo	$96,000	$96	82
29522 Grandview St	0.28mi	3/1.0	972 (-4%)	1mo	$130,000	$134	80
29455 Rosslyn Ave	0.49mi	3/1.0	1,010 (+0%)	1mo	$180,000	$178	76
431 Lytle Pl	0.40mi	3/1.0	967 (-4%)	1mo	$153,600	$159	74
29497 Oakwood St	0.41mi	2/1.0 (-1)	1,025 (+2%)	1mo	$110,000	$107	72
28521 Oakwood St	0.53mi	3/1.0	1,025 (+2%)	1mo	$145,000	$141	72
462 Clair St	0.56mi	3/1.0	1,000 (-1%)	1mo	$265,000	$265	72
29982 Hazelwood St	0.60mi	3/1.0	1,053 (+4%)	2mo	$135,000	$128	63
29537 Hazelwood St	0.53mi	3/1.0	1,100 (+9%)	0mo	$80,000	$73	60
28005 Avondale St	0.71mi	3/1.0	962 (-5%)	2mo	$107,500	$112	58

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: -22.1%
• Equity multiple: 0.24×
• Total profit: $-42,642
• Equity at exit: $29,821

10-year hold

• IRR: -16.2%
• Equity multiple: 0.10×
• Total profit: $-50,497
• Equity at exit: $17,292

Cash invested: $56,000 (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: 147
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$228 /mo · $2,739/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-160

Break-even live

Break-even rent $1,722

Max offer price $171,801

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-103	+0% $-160	+5% $-216	+10% $-273
Rent	-10% $-280	-5% $-220	+0% $-160	+5% $-100	+10% $-40
Rate	-1.0pp $-59	-0.5pp $-109	base $-160	+0.5pp $-211	+1.0pp $-264

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.42mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	0.47mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	0.50mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	0.51mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	0.64mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	0.64mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	45d	3	0.65mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	26d	1	0.66mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.69mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	1d	1	0.74mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	0.96mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	1.01mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.07mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	1.10mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.12mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	18d	1	1.44mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	1.45mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	1.45mi

Listing history 42 events

1. 2026-06-21
   days on market $199,999 Active 24 DOM
2. 2026-06-18
   days on market $199,999 Active 21 DOM
3. 2026-06-17
   days on market $199,999 Active 20 DOM
4. 2026-06-16
   days on market $199,999 Active 19 DOM
5. 2026-06-15
   days on market $199,999 Active 18 DOM
6. 2026-06-13
   days on market $199,999 Active 16 DOM
7. 2026-06-13
   days on market $199,999 Active 15 DOM
8. 2026-06-09
   days on market $199,999 Active 12 DOM
9. 2026-06-08
   days on market $199,999 Active 11 DOM
10. 2026-06-07
    days on market $199,999 Active 10 DOM
11. 2026-06-04
    days on market $199,999 Active 7 DOM
12. 2026-06-03
    days on market $199,999 Active 6 DOM
13. 2026-06-02
    days on market $199,999 Active 5 DOM
14. 2026-06-01
    days on market $199,999 Active 4 DOM
15. 2026-05-31
    days on market $199,999 Active 3 DOM
16. 2026-05-28
    listed $199,999 Active

    Show marketing remark (402 chars)

    Welcome home to this well-maintained brick ranch in Inkster - move-in ready and loaded with value. Featuring beautiful granite countertops, solid brick construction, and a spacious backyard perfect for entertaining, this home has been carefully maintained and is ready for its next owner. All furniture is included in sale - just bring your bags. City inspection will be completed prior to closing.

17. 2026-05-28
    listed $199,999 Active 402-char remark

    Show marketing remark (402 chars)

    Welcome home to this well-maintained brick ranch in Inkster - move-in ready and loaded with value. Featuring beautiful granite countertops, solid brick construction, and a spacious backyard perfect for entertaining, this home has been carefully maintained and is ready for its next owner. All furniture is included in sale - just bring your bags. City inspection will be completed prior to closing.

18. 2022-07-26
    historical 564-char remark

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

19. 2022-07-14
    soldstatus $140,000
20. 2022-07-01
    soldstatus $140,000 Sold

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

21. 2022-07-01
    soldstatus $140,000 Closed 564-char remark

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

22. 2022-05-02
    status Pending 564-char remark

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

23. 2022-05-02
    status Pending

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

24. 2022-04-29
    listed $125,000 Active 564-char remark

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

25. 2022-04-29
    listed $125,000 Active

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

26. 2022-04-27
    historical $125,000 564-char remark

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

27. 2022-04-27
    historical $125,000

    Show marketing remark (564 chars)

    NEW NEW NEW!!!! COMPLETELY UPDATE HOME. KITCHEN OFFER NEW CABINETS, GRANITE COUNTERTOP AND BEAUTIFUL BACKSPLASH NEW FLOORING IN THE KITCHEN, STAINLESS STEEL APPLIANCES. UPDATED BATHROOM, TILE SHOWER SURROUND, NEW TILE FLOORING, NEW VANITY AND TOILET. NEW ROOF, PARTILY FINISHED BASEMENT. FRESHLY PAINTED THROUGHOUT. NEW PRIVACY FENCE. CITY INSPECTION HAS ALREADY BEEN COMPLETED. ALL MEASUREMENT ARE APPROXIMATED REALTOR Remarks: Appointments can only be made on SHOWING TIME: LICENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS . BATVAI

28. 2010-06-25
    soldstatus $16,500
29. 2010-03-19
    listed $16,000
30. 2010-02-02
    historical
31. 2009-07-15
    listed $18,500
32. 2004-12-23
    soldstatus $93,000
33. 2004-06-17
    soldstatus $93,000
34. 2004-06-17
    soldstatus $93,000
35. 2004-03-20
    historical
36. 2004-02-08
    listed $95,000
37. 2004-02-07
    listed $95,000
38. 2004-02-02
    historical
39. 2003-10-12
    listed $101,000
40. 1996-10-10
    soldstatus $56,000
41. 1996-09-18
    soldstatus $56,000
42. 1996-07-24
    listed $56,000

ⓘ 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: $2,739 · $228/mo
• Projected year-2 tax: $2,909 · $242/mo
• Expected delta: +$171/yr (+$14/mo · 6.2%)

ⓘ 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: $18,239
• − Mortgage interest: −$11,203
• − Property taxes: −$2,739
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$5,818
• Taxable loss: −$5,439
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $-610/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

+257.1% since first listed

27 events — show timeline

• 2026-05-28 Listed $199,999 MiRealSource-MiMLS
• 2026-05-28 Listed $199,999 REALCOMP
• 2022-07-26 Listing Removed — MiRealSource-MiMLS
• 2022-07-14 Sold (Public Records) $140,000 Public Records
• 2022-07-01 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2022-07-01 Sold (MLS) $140,000 REALCOMP
• 2022-05-02 Pending — MiRealSource-MiMLS
• 2022-05-02 Pending — REALCOMP
• 2022-04-29 Listed $125,000 MiRealSource-MiMLS
• 2022-04-29 Listed $125,000 REALCOMP
• 2022-04-27 Coming Soon $125,000 MiRealSource-MiMLS
• 2022-04-27 Coming Soon $125,000 REALCOMP
• 2010-06-25 Sold (MLS) $16,500 REALCOMP
• 2010-03-19 Listed $16,000 REALCOMP
• 2010-02-02 Listing Removed — REALCOMP
• 2009-07-15 Listed $18,500 REALCOMP
• 2004-12-23 Sold (Public Records) $93,000 Public Records
• 2004-06-17 Sold (MLS) $93,000 MiRealSource-MiMLS
• 2004-06-17 Sold (MLS) $93,000 REALCOMP
• 2004-03-20 Listing Removed — MiRealSource-MiMLS
• 2004-02-08 Listed $95,000 MiRealSource-MiMLS
• 2004-02-07 Listed $95,000 REALCOMP
• 2004-02-02 Listing Removed — REALCOMP
• 2003-10-12 Listed $101,000 REALCOMP
• 1996-10-10 Sold (Public Records) $56,000 Public Records
• 1996-09-18 Sold (MLS) $56,000 REALCOMP
• 1996-07-24 Listed $56,000 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $2,739 · -12.9% YoY. Source: county tax records.