28658 Glenwood St · Inkster, MI 48141

$55,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 53 Days on market

Built 1937 8,276 sqft lot $73/sqft · 42% below area Est $94k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath bungalow on a fenced lot. 750 sq ft with a simple layout including living room, dining area, kitchen, and one main floor bedroom plus an upper bedroom. Home is tenant occupied and needs so updates. Being sold as-is. All measurements and data are approximate.

Key facts

• 8,276 sq ft lot
• Built 1937
• Listed 52 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Front porch; Backyard with fencing; Paved road access

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Crawl space basement

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$94,206) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 9.3% in Inkster — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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).
• This rent runs 42% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $4k; list at $55k implies a 1275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1937 — 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: 2.52% ✓
• Cap rate: 21.37%
• Cash-on-cash: 53.86%
• DSCR: 3.40
• GRM: 3.3

CMA / ARV

• ARV (median comp): $94,206
• List price: $55,000
• Delta: -41.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28993 Glenwood Street St	0.13mi	3/1.0 (+1)	816 (+9%)	3mo	$63,438	$78	72
1601 Helen St	0.58mi	2/1.0	740 (-1%)	5mo	$130,000	$176	66
233 Magnolia Dr	0.57mi	2/1.0	764 (+2%)	8mo	$60,000	$79	64
1151 Eastern St	0.08mi	3/1.0 (+1)	824 (+10%)	19mo	$89,700	$109	59
1108 Northwood Dr	0.49mi	2/1.0	714 (-5%)	15mo	$55,000	$77	57
1084 Northwood Dr	0.49mi	2/1.0	714 (-5%)	18mo	$112,500	$158	54
1327 Northwood Dr	0.58mi	3/1.0 (+1)	714 (-5%)	9mo	$57,225	$80	53
29119 Parkwood St	0.26mi	3/1.0 (+1)	644 (-14%)	12mo	$95,000	$148	49
29695 Birchwood St	0.56mi	3/1.0 (+1)	830 (+11%)	4mo	$45,000	$54	48
29841 Glenwood St	0.54mi	3/1.0 (+1)	833 (+11%)	23mo	$136,000	$163	32

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: 52.0%
• Equity multiple: 3.28×
• Total profit: $35,079
• Equity at exit: $8,201

10-year hold

• IRR: 57.3%
• Equity multiple: 6.66×
• Total profit: $87,095
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$288
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $691

Break-even live

Break-even rent $513

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $722	-5% $707	+0% $691	+5% $676	+10% $660
Rent	-10% $582	-5% $636	+0% $691	+5% $746	+10% $801
Rate	-1.0pp $719	-0.5pp $705	base $691	+0.5pp $677	+1.0pp $662

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.24mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.25mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	0.34mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	0.50mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	0.63mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	0.68mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.78mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	0.82mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	0.95mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	0.99mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	45d	3	1.03mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	1.06mi
3236 Walnut St Inkster, MI	3.0	1.0	1096	$1,495	$1.36	0d	1	1.15mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	1.31mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.37mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	18d	1	1.43mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	1.47mi

Listing history 37 events

1. 2026-06-21
   days on market $55,000 Active 53 DOM
2. 2026-06-18
   days on market $55,000 Active 50 DOM
3. 2026-06-17
   days on market $55,000 Active 49 DOM
4. 2026-06-16
   days on market $55,000 Active 48 DOM
5. 2026-06-15
   days on market $55,000 Active 47 DOM
6. 2026-06-13
   days on market $55,000 Active 45 DOM
7. 2026-06-13
   days on market $55,000 Active 44 DOM
8. 2026-06-09
   days on market $55,000 Active 41 DOM
9. 2026-06-08
   days on market $55,000 Active 40 DOM
10. 2026-06-07
    days on market $55,000 Active 39 DOM
11. 2026-06-04
    days on market $55,000 Active 36 DOM
12. 2026-06-03
    days on market $55,000 Active 35 DOM
13. 2026-06-02
    days on market $55,000 Active 34 DOM
14. 2026-06-01
    days on market $55,000 Active 33 DOM
15. 2026-05-31
    days on market $55,000 Active 32 DOM
16. 2026-04-29
    listed $55,000 Active 276-char remark

    Show marketing remark (276 chars)

    2-bedroom, 1-bath bungalow on a fenced lot. 750 sq ft with a simple layout including living room, dining area, kitchen, and one main floor bedroom plus an upper bedroom. Home is tenant occupied and needs so updates. Being sold as-is. All measurements and data are approximate.

17. 2026-04-29
    listed $55,000 Active 276-char remark

    Show marketing remark (276 chars)

    2-bedroom, 1-bath bungalow on a fenced lot. 750 sq ft with a simple layout including living room, dining area, kitchen, and one main floor bedroom plus an upper bedroom. Home is tenant occupied and needs so updates. Being sold as-is. All measurements and data are approximate.

18. 2016-07-06
    soldstatus $4,000 Sold

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

19. 2016-07-06
    soldstatus $4,000 Closed

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

20. 2016-06-27
    status Pending

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

21. 2016-06-27
    status Pending

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

22. 2016-06-24
    price $5,989
23. 2016-06-22
    price $5,989

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

24. 2016-05-27
    listed $7,000 Active

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

25. 2016-05-27
    listed $7,000 Active

    Show marketing remark (504 chars)

    INVESTOR SPECIAL !!!! Located on a tree-lined street you'll find this 2 bedroom 1 bathroom 1.5 story bungalow. The exterior features a deep front yard, open front porch, and a very large, spacious backyard. Inside you'll find the living room, formal dining room perfect for the holidays, kitchen, bedroom, and bathroom on the entry level. The master bedroom, along with a library area, is located on the upper level in case you need a quiet area. Beat the rush and call for a showing today . Its easy !!!

26. 2015-07-20
    soldstatus $4,000 Sold
27. 2015-07-20
    soldstatus $4,000
28. 2015-06-09
    historical
29. 2015-06-09
    historical
30. 2015-05-27
    price $4,900
31. 2015-04-23
    listed $7,900 Active
32. 2015-04-23
    historical
33. 2015-04-23
    listed $4,900
34. 2015-04-23
    historical
35. 2015-03-25
    listed $7,900
36. 2015-03-25
    listed $7,900
37. 2000-02-25
    soldstatus $35,750

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,650
• − Mortgage interest: −$3,081
• − Property taxes: −$1,123
• − Insurance: −$275
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$1,600
• Taxable income: $7,907
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $6,397/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

+53.8% since first listed

22 events — show timeline

• 2026-04-29 Listed $55,000 REALCOMP
• 2026-04-29 Listed $55,000 MiRealSource-MiMLS
• 2016-07-06 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2016-07-06 Sold (MLS) $4,000 REALCOMP
• 2016-06-27 Pending — MiRealSource-MiMLS
• 2016-06-27 Pending — REALCOMP
• 2016-06-24 Price Changed $5,989 MiRealSource-MiMLS
• 2016-06-22 Price Changed $5,989 REALCOMP
• 2016-05-27 Listed $7,000 MiRealSource-MiMLS
• 2016-05-27 Listed $7,000 REALCOMP
• 2015-07-20 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2015-07-20 Sold (MLS) $4,000 REALCOMP
• 2015-06-09 Listing Removed — REALCOMP
• 2015-06-09 Listing Removed — MiRealSource-MiMLS
• 2015-05-27 Price Changed $4,900 REALCOMP
• 2015-04-23 Listed $7,900 REALCOMP
• 2015-04-23 Listing Removed — MiRealSource-MiMLS
• 2015-04-23 Listed $4,900 MiRealSource-MiMLS
• 2015-04-23 Listing Removed — REALCOMP
• 2015-03-25 Listed $7,900 MiRealSource-MiMLS
• 2015-03-25 Listed $7,900 REALCOMP
• 2000-02-25 Sold (Public Records) $35,750 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,123 · +2.5% YoY. Source: county tax records.