28688 Emerson St · Inkster, MI 48141

$149,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 18 Days on market

Built 1954 6,534 sqft lot Est $135k · 11% 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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom brick ranch located in the Wayne-Westland School District! This inviting home features hardwood floors in the living room, dine-L, hallway, and bedrooms, with some carpeted areas over hardwood. Neutral paint throughout creates a warm, move-in ready feel. The updated kitchen and bath were remodeled a few years ago and offer timeless appeal. The kitchen features oak cabinets along with included appliances: stove, dishwasher, washer, dryer, refrigerator, and a small deep chest freezer and extra refrigerator in the basement. Enjoy extra recreation and storage space in the partially finished basement with glass block windows. Major updates include newer windows (approx. 2020) and roof (approx. 2013). Conveniently located near shopping, restaurants, parks, and schools, this solid brick ranch is a great opportunity for first-time buyers, downsizers, or investors alike!

Key facts

• 6,534 sq ft lot
• Built 1954
• Listed 18 days

Property features AI

Finance

• Other: Lot approximately 0.15 acres (50 x 129.01)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction
• Exterior features: Asphalt roof; Paved road access; No pool

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Unfurnished; Partially finished basement; Basement present
• Laundry & utility: No specific laundry details provided

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 $262 ($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: $148k (1.5% 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); 142 active listings in the ZIP; 15 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).
• At $1,526/mo this rent would consume 47% 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 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y 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 $69k; list at $150k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 1.02% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $135,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28930 Birchwood St	0.08mi	3/1.0	1,008 (0%)	0mo	$150,000	$149	96
28999 Beechnut St	0.24mi	3/1.0	1,008 (0%)	0mo	$180,000	$179	89
28521 Oakwood St	0.32mi	3/1.0	1,025 (+2%)	0mo	$145,000	$141	82
29631 Steinhauer St	0.42mi	3/1.0	1,008 (0%)	2mo	$75,000	$74	79
29707 Birchwood St	0.48mi	3/1.0	1,000 (-1%)	1mo	$96,000	$96	76
29522 Grandview St	0.39mi	3/1.0	972 (-4%)	1mo	$130,000	$134	75
29497 Oakwood St	0.44mi	2/1.0 (-1)	1,025 (+2%)	1mo	$110,000	$107	71
28005 Avondale St	0.47mi	3/1.0	962 (-5%)	2mo	$107,500	$112	69
29455 Rosslyn Ave	0.68mi	3/1.0	1,010 (+0%)	0mo	$180,000	$178	68
431 Lytle Pl	0.62mi	3/1.0	967 (-4%)	1mo	$153,600	$159	64
29982 Hazelwood St	0.68mi	3/1.0	1,053 (+4%)	1mo	$135,000	$128	60
29537 Hazelwood St	0.54mi	3/1.0	1,100 (+9%)	0mo	$80,000	$73	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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,713
• Equity at exit: $22,351

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $14,320
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$786
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $262

Break-even live

Break-even rent $1,194

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	2d	1	0.34mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.42mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.52mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.64mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	0.68mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	0.69mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	0.75mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	0.84mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	44d	3	0.88mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.88mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	2d	9	0.96mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	44d	1	0.99mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.18mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	2d	24	1.42mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	3d	1	1.43mi

Listing history 35 events

1. 2026-06-15
   status $149,900 Pending 18 DOM
2. 2026-06-15
   days on market $149,900 Active 18 DOM
3. 2026-06-13
   days on market $149,900 Active 16 DOM
4. 2026-06-13
   days on market $149,900 Active 15 DOM
5. 2026-06-09
   days on market $149,900 Active 12 DOM
6. 2026-06-08
   days on market $149,900 Active 11 DOM
7. 2026-06-07
   days on market $149,900 Active 10 DOM
8. 2026-06-04
   days on market $149,900 Active 7 DOM
9. 2026-06-03
   days on market $149,900 Active 6 DOM
10. 2026-06-02
    days on market $149,900 Active 5 DOM
11. 2026-06-01
    days on market $149,900 Active 4 DOM
12. 2026-05-31
    days on market $149,900 Active 3 DOM
13. 2026-05-29
    listed $149,900 Active 921-char remark

    Show marketing remark (921 chars)

    Welcome home to this well-maintained 3-bedroom brick ranch located in the Wayne-Westland School District! This inviting home features hardwood floors in the living room, dine-L, hallway, and bedrooms, with some carpeted areas over hardwood. Neutral paint throughout creates a warm, move-in ready feel. The updated kitchen and bath were remodeled a few years ago and offer timeless appeal. The kitchen features oak cabinets along with included appliances: stove, dishwasher, washer, dryer, refrigerator, and a small deep chest freezer and extra refrigerator in the basement. Enjoy extra recreation and storage space in the partially finished basement with glass block windows. Major updates include newer windows (approx. 2020) and roof (approx. 2013). Conveniently located near shopping, restaurants, parks, and schools, this solid brick ranch is a great opportunity for first-time buyers, downsizers, or investors alike!

14. 2026-05-29
    listed $149,900 Active

    Show marketing remark (921 chars)

    Welcome home to this well-maintained 3-bedroom brick ranch located in the Wayne-Westland School District! This inviting home features hardwood floors in the living room, dine-L, hallway, and bedrooms, with some carpeted areas over hardwood. Neutral paint throughout creates a warm, move-in ready feel. The updated kitchen and bath were remodeled a few years ago and offer timeless appeal. The kitchen features oak cabinets along with included appliances: stove, dishwasher, washer, dryer, refrigerator, and a small deep chest freezer and extra refrigerator in the basement. Enjoy extra recreation and storage space in the partially finished basement with glass block windows. Major updates include newer windows (approx. 2020) and roof (approx. 2013). Conveniently located near shopping, restaurants, parks, and schools, this solid brick ranch is a great opportunity for first-time buyers, downsizers, or investors alike!

15. 2026-05-28
    historical $149,900 921-char remark

    Show marketing remark (921 chars)

    Welcome home to this well-maintained 3-bedroom brick ranch located in the Wayne-Westland School District! This inviting home features hardwood floors in the living room, dine-L, hallway, and bedrooms, with some carpeted areas over hardwood. Neutral paint throughout creates a warm, move-in ready feel. The updated kitchen and bath were remodeled a few years ago and offer timeless appeal. The kitchen features oak cabinets along with included appliances: stove, dishwasher, washer, dryer, refrigerator, and a small deep chest freezer and extra refrigerator in the basement. Enjoy extra recreation and storage space in the partially finished basement with glass block windows. Major updates include newer windows (approx. 2020) and roof (approx. 2013). Conveniently located near shopping, restaurants, parks, and schools, this solid brick ranch is a great opportunity for first-time buyers, downsizers, or investors alike!

16. 2017-05-01
    historical
17. 2017-04-30
    historical
18. 2017-02-24
    price $76,500
19. 2017-02-22
    price $76,500
20. 2016-11-03
    listed $79,900 Active
21. 2016-11-03
    listed $79,900 Active
22. 2016-11-01
    historical
23. 2016-10-31
    historical
24. 2016-10-12
    status Active
25. 2016-10-12
    historical
26. 2016-07-28
    price $79,900
27. 2016-07-28
    price $79,900
28. 2016-04-25
    listed $81,000 Active
29. 2016-04-25
    listed $81,000 Active
30. 1999-07-06
    soldstatus $69,000
31. 1999-07-06
    soldstatus $69,000
32. 1999-03-12
    listed $68,900
33. 1998-02-11
    soldstatus $59,900
34. 1996-10-01
    historical
35. 1996-07-01
    listed $45,900

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,723 · $144/mo
• Expected delta: +$586/yr (+$49/mo · 51.5%)

ⓘ 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: $18,309
• − Mortgage interest: −$8,397
• − Property taxes: −$1,137
• − Insurance: −$750
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,361
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,968/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

+226.6% since first listed

23 events — show timeline

• 2026-05-29 Listed $149,900 MiRealSource-MiMLS
• 2026-05-29 Listed $149,900 REALCOMP
• 2026-05-28 Coming Soon $149,900 MiRealSource-MiMLS
• 2017-05-01 Listing Removed — REALCOMP
• 2017-04-30 Listing Removed — MiRealSource-MiMLS
• 2017-02-24 Price Changed $76,500 MiRealSource-MiMLS
• 2017-02-22 Price Changed $76,500 REALCOMP
• 2016-11-03 Listed $79,900 MiRealSource-MiMLS
• 2016-11-03 Listed $79,900 REALCOMP
• 2016-11-01 Listing Removed — REALCOMP
• 2016-10-31 Listing Removed — MiRealSource-MiMLS
• 2016-10-12 Relisted — MiRealSource-MiMLS
• 2016-10-12 Listing Removed — MiRealSource-MiMLS
• 2016-07-28 Price Changed $79,900 MiRealSource-MiMLS
• 2016-07-28 Price Changed $79,900 REALCOMP
• 2016-04-25 Listed $81,000 MiRealSource-MiMLS
• 2016-04-25 Listed $81,000 REALCOMP
• 1999-07-06 Sold (Public Records) $69,000 Public Records
• 1999-07-06 Sold (MLS) $69,000 REALCOMP
• 1999-03-12 Listed $68,900 REALCOMP
• 1998-02-11 Sold (Public Records) $59,900 Public Records
• 1996-10-01 Listing Removed — REALCOMP
• 1996-07-01 Listed $45,900 REALCOMP

Property tax history

-3.7%/yr

Latest (2025): $1,137 · -19.2% YoY. Source: county tax records.