514 Greenwood St · Inkster, MI 48141

$180,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 53 Days on market

Built 1953 6,534 sqft lot $179/sqft · 82% above area Est $158k · 14% 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 +11.5/30.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modernly updated home, in such a wonderful and convenient location, just steps from multiple neighboring cities, without the price tag! From the moment you walk in, this home is light, modern and sleek. Natural light greets you through your big bay window, recessed lighting beams off your new upgraded vinyl flooring- all while opened up to your brand new kitchen! Kitchen features wood cabinets with set close doors/drawers, granite countertops and stainless appliances. Really envision entertaining with this beautiful open space, and multiple dining locations with your built in peninsula seating and separate dining area. All three bedrooms with matching vinyl flooring on the main floor, with fully upgraded bathroom and multiple closets really bring the function in, for both young and older families alike. Fully painted, partially finished basement, with extra living room and bonus rooms, really add to your living space. Outside you will have complete privacy with your new privacy fencing all around and brand new garage door. This home really checks all the boxes. Broker owned.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Brick construction
• Construction: Brick exterior
• Exterior features: Back yard fencing (fenced); Paved road access; Lot approximately 0.15 acres (55 x 120)

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric oven
• Bedrooms: Total of 4 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Disposal; Stainless steel appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (16.0% below list).
• Recommended offer: $151k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 16 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 $1,512/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 $5k 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 53 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $80k; list at $180k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $151,157 (16.0% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $157,691
• List price: $180,000
• Delta: 14.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28930 Birchwood St	0.17mi	3/1.0	1,008 (0%)	1mo	$150,000	$149	92
28999 Beechnut St	0.19mi	3/1.0	1,008 (0%)	0mo	$180,000	$179	91
29707 Birchwood St	0.32mi	3/1.0	1,000 (-1%)	1mo	$96,000	$96	83
29522 Grandview St	0.25mi	3/1.0	972 (-4%)	1mo	$130,000	$134	82
28521 Oakwood St	0.46mi	3/1.0	1,025 (+2%)	1mo	$145,000	$141	75
29497 Oakwood St	0.36mi	2/1.0 (-1)	1,025 (+2%)	1mo	$110,000	$107	74
29455 Rosslyn Ave	0.57mi	3/1.0	1,010 (+0%)	1mo	$180,000	$178	73
431 Lytle Pl	0.47mi	3/1.0	967 (-4%)	1mo	$153,600	$159	70
462 Clair St	0.63mi	3/1.0	1,000 (-1%)	1mo	$265,000	$265	68
29982 Hazelwood St	0.57mi	3/1.0	1,053 (+4%)	2mo	$135,000	$128	65
29537 Hazelwood St	0.48mi	3/1.0	1,100 (+9%)	0mo	$80,000	$73	62
28005 Avondale St	0.65mi	3/1.0	962 (-5%)	2mo	$107,500	$112	60

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-32,890
• Equity at exit: $26,839

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-33,570
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$944
• Tax from tax record: −$233 /mo · $2,795/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-58

Break-even live

Break-even rent $1,585

Max offer price $169,810

Occupancy floor 99%

Sensitivity live

Price	-10% $44	-5% $-7	+0% $-58	+5% $-109	+10% $-160
Rent	-10% $-177	-5% $-117	+0% $-58	+5% $2	+10% $62
Rate	-1.0pp $33	-0.5pp $-12	base $-58	+0.5pp $-104	+1.0pp $-152

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.35mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	0.41mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	0.47mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	0.56mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	0.58mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	26d	1	0.62mi
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	0.66mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	1d	1	0.70mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.74mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	0.95mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	0.97mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.10mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	1.12mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.13mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	18d	1	1.39mi

Listing history 29 events

1. 2026-06-21
   days on market $180,000 Active 53 DOM
2. 2026-06-18
   days on market $180,000 Active 50 DOM
3. 2026-06-17
   days on market $180,000 Active 49 DOM
4. 2026-06-16
   days on market $180,000 Active 48 DOM
5. 2026-06-15
   days on market $180,000 Active 47 DOM
6. 2026-06-13
   days on market $180,000 Active 45 DOM
7. 2026-06-13
   days on market $180,000 Active 44 DOM
8. 2026-06-09
   days on market $180,000 Active 41 DOM
9. 2026-06-08
   days on market $180,000 Active 40 DOM
10. 2026-06-07
    days on market $180,000 Active 39 DOM
11. 2026-06-04
    days on market $180,000 Active 36 DOM
12. 2026-06-03
    days on market $180,000 Active 35 DOM
13. 2026-06-02
    days on market $180,000 Active 34 DOM
14. 2026-06-01
    days on market $180,000 Active 33 DOM
15. 2026-05-31
    days on market $180,000 Active 32 DOM
16. 2026-04-30
    listed $180,000 Active 1091-char remark

    Show marketing remark (1091 chars)

    Modernly updated home, in such a wonderful and convenient location, just steps from multiple neighboring cities, without the price tag! From the moment you walk in, this home is light, modern and sleek. Natural light greets you through your big bay window, recessed lighting beams off your new upgraded vinyl flooring- all while opened up to your brand new kitchen! Kitchen features wood cabinets with set close doors/drawers, granite countertops and stainless appliances. Really envision entertaining with this beautiful open space, and multiple dining locations with your built in peninsula seating and separate dining area. All three bedrooms with matching vinyl flooring on the main floor, with fully upgraded bathroom and multiple closets really bring the function in, for both young and older families alike. Fully painted, partially finished basement, with extra living room and bonus rooms, really add to your living space. Outside you will have complete privacy with your new privacy fencing all around and brand new garage door. This home really checks all the boxes. Broker owned.

17. 2026-04-30
    listed $180,000 Active 1092-char remark

    Show marketing remark (1091 chars)

    Modernly updated home, in such a wonderful and convenient location, just steps from multiple neighboring cities, without the price tag! From the moment you walk in, this home is light, modern and sleek. Natural light greets you through your big bay window, recessed lighting beams off your new upgraded vinyl flooring- all while opened up to your brand new kitchen! Kitchen features wood cabinets with set close doors/drawers, granite countertops and stainless appliances. Really envision entertaining with this beautiful open space, and multiple dining locations with your built in peninsula seating and separate dining area. All three bedrooms with matching vinyl flooring on the main floor, with fully upgraded bathroom and multiple closets really bring the function in, for both young and older families alike. Fully painted, partially finished basement, with extra living room and bonus rooms, really add to your living space. Outside you will have complete privacy with your new privacy fencing all around and brand new garage door. This home really checks all the boxes. Broker owned.

18. 2026-04-29
    historical $180,000 1091-char remark

    Show marketing remark (1091 chars)

    Modernly updated home, in such a wonderful and convenient location, just steps from multiple neighboring cities, without the price tag! From the moment you walk in, this home is light, modern and sleek. Natural light greets you through your big bay window, recessed lighting beams off your new upgraded vinyl flooring- all while opened up to your brand new kitchen! Kitchen features wood cabinets with set close doors/drawers, granite countertops and stainless appliances. Really envision entertaining with this beautiful open space, and multiple dining locations with your built in peninsula seating and separate dining area. All three bedrooms with matching vinyl flooring on the main floor, with fully upgraded bathroom and multiple closets really bring the function in, for both young and older families alike. Fully painted, partially finished basement, with extra living room and bonus rooms, really add to your living space. Outside you will have complete privacy with your new privacy fencing all around and brand new garage door. This home really checks all the boxes. Broker owned.

19. 2025-10-16
    soldstatus $80,000
20. 2018-09-10
    historical
21. 2018-08-03
    status Pending
22. 2018-07-30
    historical
23. 2018-04-20
    status Pending
24. 2018-04-11
    historical
25. 2018-04-10
    status Pending
26. 2018-04-10
    status Pending
27. 2018-04-09
    historical
28. 2018-03-01
    listed $35,900 Active
29. 2018-03-01
    listed $35,900 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: $2,795 · $233/mo
• Projected year-2 tax: $2,795 · $233/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: $18,139
• − Mortgage interest: −$10,083
• − Property taxes: −$2,795
• − Insurance: −$900
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$5,236
• Taxable loss: −$3,777
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $214/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

+401.4% since first listed

14 events — show timeline

• 2026-04-30 Listed $180,000 MiRealSource-MiMLS
• 2026-04-30 Listed $180,000 REALCOMP
• 2026-04-29 Coming Soon $180,000 MiRealSource-MiMLS
• 2025-10-16 Sold (Public Records) $80,000 Public Records
• 2018-09-10 Listing Removed — REALCOMP
• 2018-08-03 Pending — REALCOMP
• 2018-07-30 Listing Removed — REALCOMP
• 2018-04-20 Pending — REALCOMP
• 2018-04-11 Listing Removed — REALCOMP
• 2018-04-10 Pending — MiRealSource-MiMLS
• 2018-04-10 Pending — REALCOMP
• 2018-04-09 Listing Removed — MiRealSource-MiMLS
• 2018-03-01 Listed $35,900 MiRealSource-MiMLS
• 2018-03-01 Listed $35,900 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $2,795 · -2.9% YoY. Source: county tax records.