535 Sherbourne St · Inkster, MI 48141

$129,900

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 85 Days on market

Built 1952 5,663 sqft lot $131/sqft · 22% above area Est $128k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +6.8/15.0
• 1% rule +6.2/10.0
• 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 to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

Key facts

• Unfinished basement
• Turn key home
• Quiet neighborhood

Tags

• TURN KEY HOME
• QUIET NEIGHBORHOOD
• UNFINISHED BASEMENT
• FULLY FENCED YARD

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 $293 ($4k/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: $122k (6.0% 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); 146 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 44% 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 $898 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 85 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $130k implies a 888% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.12% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,847
• List price: $129,900
• Delta: 1.61%
• 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
363 Sherbourne St	0.10mi	3/1.5	1,030 (+4%)	2mo	$160,000	$155	86
112 Brentwood St	0.30mi	3/1.0	994 (0%)	1mo	$164,000	$165	85
291 Arlington St	0.19mi	3/1.0	966 (-3%)	4mo	$139,000	$144	83
622 Tromley St	0.28mi	3/1.0	960 (-3%)	6mo	$130,000	$135	76
28005 Avondale St	0.50mi	3/1.0	962 (-3%)	2mo	$107,500	$112	70
212 Shadowlawn St	0.56mi	3/1.0	1,000 (+1%)	6mo	$145,000	$145	67
1058 Magnolia Dr	0.63mi	3/1.0	1,000 (+1%)	3mo	$77,257	$77	67
216 Helen St	0.52mi	3/1.0	958 (-4%)	6mo	$178,866	$187	65
1088 Arlington St	0.45mi	3/1.0	1,076 (+8%)	4mo	$137,500	$128	62
26476 Stollman Dr	0.49mi	3/1.0	942 (-5%)	8mo	$120,000	$127	62
1248 Colonial Dr	0.53mi	3/1.0	1,120 (+13%)	6mo	$105,000	$94	49
784 Patterson Ct	0.59mi	3/2.0	1,140 (+15%)	6mo	$170,000	$149	39

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,488
• Equity at exit: $19,369

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $21,515
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$681
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $293

Break-even live

Break-even rent $1,080

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $366	-5% $329	+0% $293	+5% $256	+10% $219
Rent	-10% $178	-5% $235	+0% $293	+5% $350	+10% $407
Rate	-1.0pp $358	-0.5pp $326	base $293	+0.5pp $259	+1.0pp $225

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.35mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.36mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.57mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	0.63mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.64mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	0.74mi
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	23	0.86mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.08mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.13mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	1.31mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	1.43mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	1.46mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	1.46mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	1.47mi

Listing history 32 events

1. 2026-06-21
   days on market $129,900 Active 85 DOM
2. 2026-06-18
   days on market $129,900 Active 82 DOM
3. 2026-06-17
   days on market $129,900 Active 81 DOM
4. 2026-06-16
   days on market $129,900 Active 80 DOM
5. 2026-06-15
   days on market $129,900 Active 79 DOM
6. 2026-06-13
   days on market $129,900 Active 77 DOM
7. 2026-06-13
   days on market $129,900 Active 76 DOM
8. 2026-06-09
   days on market $129,900 Active 73 DOM
9. 2026-06-08
   days on market $129,900 Active 72 DOM
10. 2026-06-07
    days on market $129,900 Active 71 DOM
11. 2026-06-04
    days on market $129,900 Active 68 DOM
12. 2026-06-03
    days on market $129,900 Active 67 DOM
13. 2026-06-02
    days on market $129,900 Active 66 DOM
14. 2026-06-01
    days on market $129,900 Active 65 DOM
15. 2026-05-31
    days on market $129,900 Active 64 DOM
16. 2026-05-09
    price $129,900 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

17. 2026-05-09
    price $129,900 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

18. 2026-04-27
    status Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

19. 2026-04-27
    status Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

20. 2026-04-17
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

21. 2026-04-17
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

22. 2026-04-06
    price $134,900 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

23. 2026-04-06
    price $134,900 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

24. 2026-03-18
    listed $140,000 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

25. 2026-03-18
    listed $140,000 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to this turn key home located in a quiet Inkster neighborhood on the cusp of Garden City and Dearborn Heights. This brick bungalow features 3-bedrooms, including a spacious upper-level primary bedroom, and 1 full bath. Offering a functional layout with freshly painted walls and newly refinished hard wood floors, this home has a lot of potential. The unfinished basement provides ample amount of additional storage or finishing potential to fit it to your needs. A fully fenced in yard with endless possibilities, would be perfect for summer gatherings, pets, play space or even a gardening oasis.

26. 2012-11-05
    soldstatus $13,153
27. 2012-11-05
    soldstatus $13,153
28. 2012-09-27
    historical
29. 2012-08-23
    listed $12,900
30. 2012-08-23
    listed $12,900
31. 1997-07-06
    historical
32. 1997-04-05
    listed $57,900

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,708 · $142/mo
• Expected delta: +$292/yr (+$24/mo · 20.7%)

ⓘ 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: $17,407
• − Mortgage interest: −$7,276
• − Property taxes: −$1,416
• − Insurance: −$650
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,779
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,152/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

+124.4% since first listed

17 events — show timeline

• 2026-05-09 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-09 Price Changed $129,900 REALCOMP
• 2026-04-27 Relisted — MiRealSource-MiMLS
• 2026-04-27 Relisted — REALCOMP
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-04-06 Price Changed $134,900 MiRealSource-MiMLS
• 2026-04-06 Price Changed $134,900 REALCOMP
• 2026-03-18 Listed $140,000 REALCOMP
• 2026-03-18 Listed $140,000 MiRealSource-MiMLS
• 2012-11-05 Sold (MLS) $13,153 REALCOMP
• 2012-11-05 Sold (MLS) $13,153 MiRealSource-MiMLS
• 2012-09-27 Listing Removed — MiRealSource-MiMLS
• 2012-08-23 Listed $12,900 REALCOMP
• 2012-08-23 Listed $12,900 MiRealSource-MiMLS
• 1997-07-06 Listing Removed — REALCOMP
• 1997-04-05 Listed $57,900 REALCOMP

Property tax history

-7.1%/yr

Latest (2025): $1,416 · -27.9% YoY. Source: county tax records.