545 Shadowlawn St · Inkster, MI 48141

$140,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 31 Days on market

Built 1952 6,098 sqft lot Est $139k · 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.2/15.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained brick bungalow featuring 3 bedrooms and 1 bathroom. This property includes a nice yard to create a backyard oasis and a 2 car detached garage. This home is located in a convenient part of Inkster, close to shopping and a park. This property is tenant occupied. Property is being sold, as is, and tenanted. Agent must be present for all showings and we kindly ask that all guests be respectful to tenants and their belongings. We request that you allow 24 hours notice for showing.

Key facts

• Brick bungalow
• Backyard oasis
• Close to park

Tags

• BRICK BUNGALOW
• BACKYARD OASIS
• CLOSE TO SHOPPING
• CLOSE TO PARK

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Brick construction; Block and pier foundation
• Exterior features: Paved road access; Lot approximately 0.14 acres (46 x 136.95)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (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.
• Westwood Community School District (suburban): math 6% / reading 11% proficiency, ranked #529 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 142 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $1,489/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 $968 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 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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 $43k; list at $140k implies a 227% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1952 — 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26476 Stollman Dr	0.14mi	3/1.0	942 (-2%)	8mo	$120,000	$127	83
26488 Stollman Dr	0.14mi	3/1.0	944 (-2%)	9mo	$140,000	$148	82
212 Shadowlawn St	0.23mi	3/1.0	1,000 (+4%)	6mo	$145,000	$145	78
291 Arlington St	0.41mi	3/1.0	966 (0%)	4mo	$139,000	$144	77
242 Shadowlawn St	0.21mi	3/1.5	1,000 (+4%)	8mo	$145,000	$145	76
112 Brentwood St	0.47mi	3/1.0	994 (+3%)	1mo	$164,000	$165	72
1088 Arlington St	0.32mi	3/1.0	1,076 (+11%)	4mo	$137,500	$128	62
26280 W Hills Dr	0.62mi	3/1.0	930 (-4%)	6mo	$87,000	$94	60
363 Sherbourne St	0.60mi	3/1.5	1,030 (+7%)	2mo	$160,000	$155	58
26628 Oakland St	0.72mi	3/1.0	921 (-5%)	6mo	$111,610	$121	54
26620 Oakland St	0.71mi	3/1.0	1,015 (+5%)	7mo	$95,000	$94	52
26723 W Hills Dr	0.73mi	3/1.5	890 (-8%)	3mo	$110,000	$124	48

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,923
• Equity at exit: $20,874

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $20,448
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$734
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $296

Break-even live

Break-even rent $1,114

Max offer price $140,000

Occupancy floor 75%

Sensitivity live

Price	-10% $376	-5% $336	+0% $296	+5% $257	+10% $217
Rent	-10% $179	-5% $237	+0% $296	+5% $355	+10% $414
Rate	-1.0pp $367	-0.5pp $332	base $296	+0.5pp $260	+1.0pp $223

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
572 Tobin Dr Inkster, MI	1.0–3.0	1.0–2.0	936	$1,600	$1.71	0d	23	0.29mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	15d	12	0.32mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	0.38mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.62mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.67mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	1.04mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	1.13mi
24720 Michigan Ave Dearborn, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.13mi
25745 Princeton St Dearborn Heights, MI	3.0	1.0	1080	$1,500	$1.39	11d	1	1.24mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	0d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $140,000 Active 31 DOM
2. 2026-06-17
   days on market $140,000 Active 30 DOM
3. 2026-06-16
   days on market $140,000 Active 29 DOM
4. 2026-06-15
   days on market $140,000 Active 28 DOM
5. 2026-06-13
   days on market $140,000 Active 26 DOM
6. 2026-06-13
   days on market $140,000 Active 25 DOM
7. 2026-06-09
   days on market $140,000 Active 22 DOM
8. 2026-06-08
   days on market $140,000 Active 21 DOM
9. 2026-06-07
   days on market $140,000 Active 20 DOM
10. 2026-06-04
    days on market $140,000 Active 17 DOM
11. 2026-06-03
    days on market $140,000 Active 16 DOM
12. 2026-06-02
    days on market $140,000 Active 15 DOM
13. 2026-06-01
    days on market $140,000 Active 14 DOM
14. 2026-05-31
    days on market $140,000 Active 13 DOM
15. 2026-05-18
    listed $140,000 Active

    Show marketing remark (512 chars)

    Welcome to this well-maintained brick bungalow featuring 3 bedrooms and 1 bathroom. This property includes a nice yard to create a backyard oasis and a 2 car detached garage. This home is located in a convenient part of Inkster, close to shopping and a park. This property is tenant occupied. Property is being sold, as is, and tenanted. Agent must be present for all showings and we kindly ask that all guests be respectful to tenants and their belongings. We request that you allow 24 hours notice for showing.

16. 2026-05-18
    listed $140,000 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to this well-maintained brick bungalow featuring 3 bedrooms and 1 bathroom. This property includes a nice yard to create a backyard oasis and a 2 car detached garage. This home is located in a convenient part of Inkster, close to shopping and a park. This property is tenant occupied. Property is being sold, as is, and tenanted. Agent must be present for all showings and we kindly ask that all guests be respectful to tenants and their belongings. We request that you allow 24 hours notice for showing.

17. 2008-01-10
    soldstatus $42,800 248-char remark

    Show marketing remark (248 chars)

    All data is approx- Buyer to verify. Buyer is responsible for any city/lender/utility company requirements. REO Compliance Fee applies to all buyers. MUST close by contract date or lose EMD. Selling AS IS- no disclosures. Subject to bank addendums.

18. 2007-11-10
    listed $47,500 248-char remark

    Show marketing remark (248 chars)

    All data is approx- Buyer to verify. Buyer is responsible for any city/lender/utility company requirements. REO Compliance Fee applies to all buyers. MUST close by contract date or lose EMD. Selling AS IS- no disclosures. Subject to bank addendums.

19. 2002-07-17
    historical
20. 2002-02-15
    listed $115,900
21. 2001-01-11
    soldstatus $96,000
22. 2000-10-31
    soldstatus $96,000
23. 2000-08-22
    listed $99,000
24. 1998-03-26
    soldstatus $73,000
25. 1997-11-25
    soldstatus $73,000
26. 1997-10-01
    listed $72,900

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,602 · $133/mo
• Expected delta: +$554/yr (+$46/mo · 52.9%)

ⓘ 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: $17,864
• − Mortgage interest: −$7,842
• − Property taxes: −$1,047
• − Insurance: −$700
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,073
• Taxable income: $1,344
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $3,233/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: Westwood Community School District
• NCES district ID: 2611640
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $36,350
• Composite: 7.06/100
• National rank: #9967
• State rank: #529 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

+92.0% since first listed

12 events — show timeline

• 2026-05-18 Listed $140,000 REALCOMP
• 2026-05-18 Listed $140,000 MiRealSource-MiMLS
• 2008-01-10 Sold (MLS) $42,800 REALCOMP
• 2007-11-10 Listed $47,500 REALCOMP
• 2002-07-17 Listing Removed — REALCOMP
• 2002-02-15 Listed $115,900 REALCOMP
• 2001-01-11 Sold (Public Records) $96,000 Public Records
• 2000-10-31 Sold (MLS) $96,000 REALCOMP
• 2000-08-22 Listed $99,000 REALCOMP
• 1998-03-26 Sold (Public Records) $73,000 Public Records
• 1997-11-25 Sold (MLS) $73,000 REALCOMP
• 1997-10-01 Listed $72,900 REALCOMP

Property tax history

-6.0%/yr

Latest (2025): $1,047 · -45.6% YoY. Source: county tax records.