28930 Birchwood St · Inkster, MI 48141

$150,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 41 Days on market

Built 1953 6,534 sqft lot Est $140k · 7% over

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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 +21.2/30.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• ARV discount +4.3/15.0
• 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

Come see this beautiful brick ranch located in a well-kept, friendly neighborhood in Inkster. This is a great location. This Ranch has three spacious bedrooms and a large living room, spacious bathroom, nicely laid out kitchen area, huge basement and a large back yard. There is fresh paint throughout the home, and the carpet was just replaced for the new owners to enjoy. The kitchen has a great layout with a fantastic view of the back yard. This home has a large unfinished basement with fresh paint and tons of room for storage. The home sits on a beautiful lot with mature trees and great shade for those fun back yard barbecues. The back yard is fenced in and has a 1.5 car garage. This back yard has so much potential and so much room. Schedule your appointment today you don't want to miss out on this one.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1953

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story; Ground-level entry; Brick exterior
• Construction: Asphalt roof
• Exterior features: Back yard fencing; Paved road access; Lot approximately 50 x 132 (0.15 acres)

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 5 total rooms (includes bedrooms and living space)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Dishwasher; Disposal; Full 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 $150k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,509/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 $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 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $140,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28930 Birchwood St	0.00mi	3/1.0	1,008 (0%)	0mo	$150,000	$149	100
28999 Beechnut St	0.28mi	3/1.0	1,008 (0%)	0mo	$180,000	$179	87
28521 Oakwood St	0.29mi	3/1.0	1,025 (+2%)	0mo	$145,000	$141	83
29522 Grandview St	0.33mi	3/1.0	972 (-4%)	1mo	$130,000	$134	78
29707 Birchwood St	0.42mi	3/1.0	1,000 (-1%)	1mo	$96,000	$96	78
29497 Oakwood St	0.37mi	2/1.0 (-1)	1,025 (+2%)	1mo	$110,000	$107	74
28005 Avondale St	0.49mi	3/1.0	962 (-5%)	2mo	$107,500	$112	68
29455 Rosslyn Ave	0.71mi	3/1.0	1,010 (+0%)	0mo	$180,000	$178	66
29982 Hazelwood St	0.60mi	3/1.0	1,053 (+4%)	1mo	$135,000	$128	63
29537 Hazelwood St	0.46mi	3/1.0	1,100 (+9%)	0mo	$80,000	$73	63
431 Lytle Pl	0.64mi	3/1.0	967 (-4%)	1mo	$153,600	$159	63
1936 Meadow Ln	0.74mi	3/1.0	974 (-3%)	1mo	$135,000	$139	59

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-10,669
• Equity at exit: $22,365

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $8,017
• Equity at exit: $12,969

Cash invested: $42,000 (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: 146
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$787
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $216

Break-even live

Break-even rent $1,236

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $300	-5% $258	+0% $216	+5% $173	+10% $131
Rent	-10% $96	-5% $156	+0% $216	+5% $275	+10% $335
Rate	-1.0pp $291	-0.5pp $254	base $216	+0.5pp $177	+1.0pp $137

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: $37,500
• Closing costs: $4,500
• 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	0.26mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.41mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	0.44mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.50mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.57mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.60mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	0.76mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	0.76mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	0.80mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	0.85mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.90mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.91mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	1.03mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.15mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.20mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.38mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	17d	1	1.43mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	1.49mi

Listing history 10 events

1. 2026-05-02
   status Pending 815-char remark

   Show marketing remark (815 chars)

   Come see this beautiful brick ranch located in a well-kept, friendly neighborhood in Inkster. This is a great location. This Ranch has three spacious bedrooms and a large living room, spacious bathroom, nicely laid out kitchen area, huge basement and a large back yard. There is fresh paint throughout the home, and the carpet was just replaced for the new owners to enjoy. The kitchen has a great layout with a fantastic view of the back yard. This home has a large unfinished basement with fresh paint and tons of room for storage. The home sits on a beautiful lot with mature trees and great shade for those fun back yard barbecues. The back yard is fenced in and has a 1.5 car garage. This back yard has so much potential and so much room. Schedule your appointment today you don't want to miss out on this one.

2. 2026-05-02
   status Pending

   Show marketing remark (815 chars)

   Come see this beautiful brick ranch located in a well-kept, friendly neighborhood in Inkster. This is a great location. This Ranch has three spacious bedrooms and a large living room, spacious bathroom, nicely laid out kitchen area, huge basement and a large back yard. There is fresh paint throughout the home, and the carpet was just replaced for the new owners to enjoy. The kitchen has a great layout with a fantastic view of the back yard. This home has a large unfinished basement with fresh paint and tons of room for storage. The home sits on a beautiful lot with mature trees and great shade for those fun back yard barbecues. The back yard is fenced in and has a 1.5 car garage. This back yard has so much potential and so much room. Schedule your appointment today you don't want to miss out on this one.

3. 2026-03-22
   listed $150,000 Active 815-char remark

   Show marketing remark (815 chars)

   Come see this beautiful brick ranch located in a well-kept, friendly neighborhood in Inkster. This is a great location. This Ranch has three spacious bedrooms and a large living room, spacious bathroom, nicely laid out kitchen area, huge basement and a large back yard. There is fresh paint throughout the home, and the carpet was just replaced for the new owners to enjoy. The kitchen has a great layout with a fantastic view of the back yard. This home has a large unfinished basement with fresh paint and tons of room for storage. The home sits on a beautiful lot with mature trees and great shade for those fun back yard barbecues. The back yard is fenced in and has a 1.5 car garage. This back yard has so much potential and so much room. Schedule your appointment today you don't want to miss out on this one.

4. 2026-03-22
   listed $150,000 Active

   Show marketing remark (815 chars)

   Come see this beautiful brick ranch located in a well-kept, friendly neighborhood in Inkster. This is a great location. This Ranch has three spacious bedrooms and a large living room, spacious bathroom, nicely laid out kitchen area, huge basement and a large back yard. There is fresh paint throughout the home, and the carpet was just replaced for the new owners to enjoy. The kitchen has a great layout with a fantastic view of the back yard. This home has a large unfinished basement with fresh paint and tons of room for storage. The home sits on a beautiful lot with mature trees and great shade for those fun back yard barbecues. The back yard is fenced in and has a 1.5 car garage. This back yard has so much potential and so much room. Schedule your appointment today you don't want to miss out on this one.

5. 2026-03-22
   historical $150,000 815-char remark

   Show marketing remark (815 chars)

   Come see this beautiful brick ranch located in a well-kept, friendly neighborhood in Inkster. This is a great location. This Ranch has three spacious bedrooms and a large living room, spacious bathroom, nicely laid out kitchen area, huge basement and a large back yard. There is fresh paint throughout the home, and the carpet was just replaced for the new owners to enjoy. The kitchen has a great layout with a fantastic view of the back yard. This home has a large unfinished basement with fresh paint and tons of room for storage. The home sits on a beautiful lot with mature trees and great shade for those fun back yard barbecues. The back yard is fenced in and has a 1.5 car garage. This back yard has so much potential and so much room. Schedule your appointment today you don't want to miss out on this one.

6. 2026-03-20
   historical
7. 2026-03-20
   historical
8. 2025-09-19
   listed $150,000 Active
9. 2025-09-19
   listed $150,000 Active
10. 2022-08-08
    price $1,300

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: +$389/yr (+$32/mo · 25.4%)

ⓘ 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: $18,112
• − Mortgage interest: −$8,402
• − Property taxes: −$1,532
• − Insurance: −$750
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$4,364
• Taxable income: $165
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $2,547/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

+11438.5% since first listed

10 events — show timeline

• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-03-22 Listed $150,000 MiRealSource-MiMLS
• 2026-03-22 Listed $150,000 REALCOMP
• 2026-03-22 Coming Soon $150,000 MiRealSource-MiMLS
• 2026-03-20 Listing Removed — REALCOMP
• 2026-03-20 Listing Removed — MiRealSource-MiMLS
• 2025-09-19 Listed $150,000 REALCOMP
• 2025-09-19 Listed $150,000 MiRealSource-MiMLS
• 2022-08-08 Price Changed $1,300 RENT.

Property tax history

-1.1%/yr

Latest (2025): $1,532 · -37.1% YoY. Source: county tax records.