29985 Glenwood St · Inkster, MI 48141

$124,900

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 10 Days on market

Built 1957 7,405 sqft lot Est $140k · 11% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +12.3/15.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• 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

Unlock immediate potential with this classic 3-bedroom, 1-bathroom residence, perfectly situated for those looking to build instant equity or expand their rental portfolio. Whether you're searching for a solid foundation to call home or a high-return investment vehicle, this property provides a phenomenal starting point.

Key facts

• 7,405 sq ft lot
• Built 1957
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1957 — 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $139,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29982 Hazelwood St	0.03mi	3/1.0	1,053 (+1%)	1mo	$135,000	$128	96
29537 Hazelwood St	0.22mi	3/1.0	1,100 (+5%)	0mo	$80,000	$73	81
29497 Oakwood St	0.23mi	2/1.0 (-1)	1,025 (-2%)	1mo	$110,000	$107	80
29707 Birchwood St	0.27mi	3/1.0	1,000 (-4%)	1mo	$96,000	$96	79
29631 Steinhauer St	0.34mi	3/1.0	1,008 (-3%)	2mo	$75,000	$74	76
29522 Grandview St	0.29mi	3/1.0	972 (-7%)	1mo	$130,000	$134	74
28930 Birchwood St	0.59mi	3/1.0	1,008 (-3%)	0mo	$150,000	$149	66
1936 Meadow Ln	0.49mi	3/1.0	974 (-7%)	1mo	$135,000	$139	65
1728 Westchester St	0.54mi	3/1.5	998 (-4%)	3mo	$225,000	$225	63
28521 Oakwood St	0.72mi	3/1.0	1,025 (-2%)	0mo	$145,000	$141	63
28999 Beechnut St	0.72mi	3/1.0	1,008 (-3%)	0mo	$180,000	$179	60
28999 Beechnut St	0.72mi	3/1.0	1,008 (-3%)	3mo	$86,500	$86	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: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,243
• Equity at exit: $18,623

10-year hold

• IRR: 10.5%
• Equity multiple: 1.82×
• Total profit: $28,509
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$655
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $339

Break-even live

Break-even rent $1,025

Max offer price $124,900

Occupancy floor 72%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	0.04mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.14mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	0.19mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	0.37mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	0.46mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	0.48mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	0.63mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.84mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	16d	1	0.85mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	0.86mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.86mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	16d	1	1.26mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	16d	1	1.29mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	1d	7	1.35mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.38mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.40mi

Listing history 24 events

1. 2026-02-20
   soldstatus $119,000
2. 2026-01-15
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Unlock immediate potential with this classic 3-bedroom, 1-bathroom residence, perfectly situated for those looking to build instant equity or expand their rental portfolio. Whether you're searching for a solid foundation to call home or a high-return investment vehicle, this property provides a phenomenal starting point.

3. 2026-01-15
   status Pending

   Show marketing remark (322 chars)

   Unlock immediate potential with this classic 3-bedroom, 1-bathroom residence, perfectly situated for those looking to build instant equity or expand their rental portfolio. Whether you're searching for a solid foundation to call home or a high-return investment vehicle, this property provides a phenomenal starting point.

4. 2026-01-05
   listed $124,900 Active

   Show marketing remark (322 chars)

   Unlock immediate potential with this classic 3-bedroom, 1-bathroom residence, perfectly situated for those looking to build instant equity or expand their rental portfolio. Whether you're searching for a solid foundation to call home or a high-return investment vehicle, this property provides a phenomenal starting point.

5. 2026-01-05
   listed $124,900 Active 322-char remark

   Show marketing remark (322 chars)

   Unlock immediate potential with this classic 3-bedroom, 1-bathroom residence, perfectly situated for those looking to build instant equity or expand their rental portfolio. Whether you're searching for a solid foundation to call home or a high-return investment vehicle, this property provides a phenomenal starting point.

6. 2025-12-10
   historical
7. 2025-12-04
   price $124,990
8. 2025-12-03
   price $124,990
9. 2025-12-03
   price $124,990
10. 2025-11-21
    listed $129,000 Active
11. 2025-11-21
    listed $129,000 Active
12. 2025-11-14
    historical
13. 2025-11-13
    historical
14. 2025-11-12
    listed $129,000 Active
15. 2025-11-12
    listed $129,000 Active
16. 2021-12-02
    historical
17. 2021-12-02
    historical
18. 2021-11-20
    price $89,500
19. 2021-11-19
    price $89,500
20. 2021-11-05
    listed $94,000 Active
21. 2021-11-05
    listed $94,000 Active
22. 2002-06-10
    soldstatus $73,000
23. 2002-05-17
    soldstatus $73,000
24. 2002-04-01
    listed $79,900

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$344/yr (+$29/mo · 27.8%)

ⓘ 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: $17,447
• − Mortgage interest: −$6,996
• − Property taxes: −$1,236
• − Insurance: −$624
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,633
• Taxable income: $2,166
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,544/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

+48.9% since first listed

24 events — show timeline

• 2026-02-20 Sold (Public Records) $119,000 Public Records
• 2026-01-15 Pending — MiRealSource-MiMLS
• 2026-01-15 Pending — REALCOMP
• 2026-01-05 Listed $124,900 REALCOMP
• 2026-01-05 Listed $124,900 MiRealSource-MiMLS
• 2025-12-10 Listing Removed — MiRealSource-MiMLS
• 2025-12-04 Price Changed $124,990 MiRealSource-MiMLS
• 2025-12-03 Price Changed $124,990 REALCOMP
• 2025-12-03 Price Changed $124,990 SW Michigan MLS
• 2025-11-21 Listed $129,000 MiRealSource-MiMLS
• 2025-11-21 Listed $129,000 REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-11-13 Listing Removed — REALCOMP
• 2025-11-12 Listed $129,000 REALCOMP
• 2025-11-12 Listed $129,000 MiRealSource-MiMLS
• 2021-12-02 Listing Removed — REALCOMP
• 2021-12-02 Listing Removed — MiRealSource-MiMLS
• 2021-11-20 Price Changed $89,500 MiRealSource-MiMLS
• 2021-11-19 Price Changed $89,500 REALCOMP
• 2021-11-05 Listed $94,000 MiRealSource-MiMLS
• 2021-11-05 Listed $94,000 REALCOMP
• 2002-06-10 Sold (Public Records) $73,000 Public Records
• 2002-05-17 Sold (MLS) $73,000 REALCOMP
• 2002-04-01 Listed $79,900 REALCOMP

Property tax history

-4.5%/yr

Latest (2025): $1,236 · -15.3% YoY. Source: county tax records.