29959 Glenwood St · Inkster, MI 48141

$144,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 60 Days on market

Built 1958 5,227 sqft lot $139/sqft · 26% above area Est $115k · 26% 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 +18.7/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

Key facts

• Fully renovated
• Contemporary tile
• Remodeled bathroom

Tags

• FULLY RENOVATED
• OPEN-CONCEPT LIVING
• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• REMODELED BATHROOM
• CONTEMPORARY TILE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 9.8% 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, 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 $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 60 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 26y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $145k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1958 — 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $114,759
• List price: $144,900
• Delta: 26.26%
• 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
29982 Hazelwood St	0.04mi	3/1.0	1,053 (+1%)	1mo	$135,000	$128	95
29497 Oakwood St	0.22mi	2/1.0 (-1)	1,025 (-1%)	1mo	$110,000	$107	82
29537 Hazelwood St	0.20mi	3/1.0	1,100 (+6%)	0mo	$80,000	$73	81
29707 Birchwood St	0.27mi	3/1.0	1,000 (-4%)	1mo	$96,000	$96	80
29631 Steinhauer St	0.34mi	3/1.0	1,008 (-3%)	2mo	$75,000	$74	77
29522 Grandview St	0.28mi	3/1.0	972 (-6%)	1mo	$130,000	$134	75
28930 Birchwood St	0.57mi	3/1.0	1,008 (-3%)	0mo	$150,000	$149	68
1936 Meadow Ln	0.48mi	3/1.0	974 (-6%)	1mo	$135,000	$139	66
28521 Oakwood St	0.71mi	3/1.0	1,025 (-1%)	0mo	$145,000	$141	64
1728 Westchester St	0.55mi	3/1.5	998 (-4%)	3mo	$225,000	$225	63
28999 Beechnut St	0.71mi	3/1.0	1,008 (-3%)	0mo	$180,000	$179	61
28999 Beechnut St	0.71mi	3/1.0	1,008 (-3%)	3mo	$86,500	$86	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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-14,374
• Equity at exit: $21,605

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-930
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$760
• Tax from tax record: −$185 /mo · $2,214/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $144

Break-even live

Break-even rent $1,272

Max offer price $144,900

Occupancy floor 85%

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: $36,225
• Closing costs: $4,347
• 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 45 events

1. 2026-05-06
   price $144,900 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

2. 2026-05-06
   status Active 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

3. 2026-05-06
   status Active 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

4. 2026-05-06
   price $144,900 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

5. 2026-02-25
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

6. 2026-02-25
   status Pending 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

7. 2026-01-12
   listed $128,500 Active 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

8. 2026-01-12
   listed $128,500 Active 561-char remark

   Show marketing remark (561 chars)

   Fully renovated 1,040 sq. ft brick ranch featuring 3 bedrooms and 1 full bath. Open-concept living and dining areas with updated kitchen, white shaker cabinets, countertops, and modern fixtures. New flooring, paint, recessed lighting, light fixtures, updated doors and trim throughout. Remodeled bathroom with contemporary tile and vanity. Large lot with long driveway and detached garage. Adjacent side lot not Included. Move-in ready with immediate occupancy available. Convenient location near schools, parks, and major roadways. Schedule your showing today!

9. 2025-09-02
   soldstatus $60,000
10. 2021-01-15
    soldstatus $65,000
11. 2021-01-14
    soldstatus $65,000 Sold
12. 2021-01-14
    soldstatus $65,000 Closed
13. 2021-01-04
    status Pending
14. 2021-01-04
    status Pending
15. 2021-01-01
    historical Accepting Backup Offers
16. 2021-01-01
    historical Accepting Backup Offers
17. 2020-12-30
    listed $69,700 Active
18. 2020-12-30
    listed $69,700 Active
19. 2008-11-07
    soldstatus $12,000
20. 2008-07-25
    listed $12,000
21. 2007-05-01
    historical
22. 2007-01-03
    listed $94,900
23. 2007-01-03
    historical
24. 2006-12-12
    listed $94,900
25. 2006-12-12
    historical
26. 2006-10-17
    listed $94,900
27. 2006-10-17
    historical
28. 2006-09-27
    listed $94,900
29. 2006-09-27
    historical
30. 2006-09-06
    listed $99,900
31. 2006-09-06
    historical
32. 2006-07-27
    listed $99,900
33. 2004-03-04
    soldstatus $1,000
34. 2003-10-02
    listed $102,000
35. 2003-09-30
    historical
36. 2003-08-06
    listed $104,900
37. 2003-08-05
    historical
38. 2003-06-19
    listed $107,900
39. 2003-06-18
    historical
40. 2003-04-07
    listed $109,900
41. 2003-04-06
    historical
42. 2003-03-10
    listed $114,900
43. 2000-05-26
    soldstatus $89,000
44. 2000-05-26
    soldstatus $89,000
45. 2000-02-16
    listed $89,900

ⓘ 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: $2,214 · $185/mo
• Projected year-2 tax: $2,223 · $185/mo
• Expected delta: +$8/yr (+$1/mo · 0.4%)

ⓘ 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: $17,446
• − Mortgage interest: −$8,117
• − Property taxes: −$2,214
• − Insurance: −$724
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,215
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,873/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

+61.2% since first listed

45 events — show timeline

• 2026-05-06 Price Changed $144,900 MiRealSource-MiMLS
• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-05-06 Price Changed $144,900 REALCOMP
• 2026-02-25 Pending — MiRealSource-MiMLS
• 2026-02-25 Pending — REALCOMP
• 2026-01-12 Listed $128,500 REALCOMP
• 2026-01-12 Listed $128,500 MiRealSource-MiMLS
• 2025-09-02 Sold (Public Records) $60,000 Public Records
• 2021-01-15 Sold (Public Records) $65,000 Public Records
• 2021-01-14 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2021-01-14 Sold (MLS) $65,000 REALCOMP
• 2021-01-04 Pending — MiRealSource-MiMLS
• 2021-01-04 Pending — REALCOMP
• 2021-01-01 Contingent — MiRealSource-MiMLS
• 2021-01-01 Contingent — REALCOMP
• 2020-12-30 Listed $69,700 MiRealSource-MiMLS
• 2020-12-30 Listed $69,700 REALCOMP
• 2008-11-07 Sold (MLS) $12,000 REALCOMP
• 2008-07-25 Listed $12,000 REALCOMP
• 2007-05-01 Listing Removed — REALCOMP
• 2007-01-03 Listing Removed — REALCOMP
• 2007-01-03 Listed $94,900 REALCOMP
• 2006-12-12 Listing Removed — REALCOMP
• 2006-12-12 Listed $94,900 REALCOMP
• 2006-10-17 Listing Removed — REALCOMP
• 2006-10-17 Listed $94,900 REALCOMP
• 2006-09-27 Listing Removed — REALCOMP
• 2006-09-27 Listed $94,900 REALCOMP
• 2006-09-06 Listing Removed — REALCOMP
• 2006-09-06 Listed $99,900 REALCOMP
• 2006-07-27 Listed $99,900 REALCOMP
• 2004-03-04 Sold (MLS) $1,000 REALCOMP
• 2003-10-02 Listed $102,000 REALCOMP
• 2003-09-30 Listing Removed — REALCOMP
• 2003-08-06 Listed $104,900 REALCOMP
• 2003-08-05 Listing Removed — REALCOMP
• 2003-06-19 Listed $107,900 REALCOMP
• 2003-06-18 Listing Removed — REALCOMP
• 2003-04-07 Listed $109,900 REALCOMP
• 2003-04-06 Listing Removed — REALCOMP
• 2003-03-10 Listed $114,900 REALCOMP
• 2000-05-26 Sold (Public Records) $89,000 Public Records
• 2000-05-26 Sold (MLS) $89,000 REALCOMP
• 2000-02-16 Listed $89,900 REALCOMP

Property tax history

-3.1%/yr

Latest (2025): $2,214 · -37.6% YoY. Source: county tax records.