2048 Arcola St · Garden City, MI 48135

$165,000

3 bd · 1.0 ba · 876 sqft · SingleFamily public records · 4 Days on market

Built 1941 10,019 sqft lot Est $162k · 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 +19.8/30.0
• ARV discount +6.7/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home! This lovely, well-maintained 3 bedroom bungalow sits on a spacious lot and is ready for the next owner. The inviting living room is filled with natural light and flows into a spacious dining area with charming built-ins, adding character and functionality. The updated kitchen has plenty of cabinets and counter space, with appliances included. The main floor also offers a comfortable bedroom, an updated full bath, and convenient first-floor laundry. Upstairs, you'll find two generously sized bedrooms along with plenty of closet and storage space. Outside, enjoy the huge fenced backyard, perfect for summer activities, as well as a nice patio for relaxing with your morning coffee

Key facts

• 0.23 acre lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 1.5 parking spaces in garage
• Utilities: Public water; Natural gas heating and gas water heater; Electric service (garage has electric)
• Home design: Residential property; 1 1/2 story structure; Built in 1941
• Construction: Aluminum exterior; Crawl foundation; Shingle roof (not specified in data)
• Exterior features: Fenced yard; Patio; Paved street access

Interior

• Kitchen: Kitchen at entry level, approx. 11 x 9; Appliances included: Range/Oven, Microwave, Refrigerator, Dishwasher
• Bedrooms: Bedroom 1 (Entry): 11 x 8, laminate flooring; Bedroom 2 (Second): 14 x 12, wood flooring; Bedroom 3 (Second): 12 wide, wood flooring
• Flooring: Laminate flooring in living room, dining room, kitchen, bathroom and bedroom 1; Wood flooring in bedrooms 2 and 3; Concrete flooring in laundry room
• Bathrooms: 1 full bathroom (Entry level), laminate flooring, approx. 7 x 5
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 8 total rooms; Ceiling fan(s)
• Laundry & utility: Laundry room at entry level, approx. 11 x 6, concrete floor; Washer and Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (0.4% below list).
• Recommended offer: $164k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.8% in Garden City — 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 82/100 on livability (#53 in MI, #1,047 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, commute A; Watch: employment C-, schools D-.
• Garden City Public Schools (suburban): math 22% / reading 36% proficiency, ranked #365 of 540 in MI (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.6%/yr); 134 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,293 (0.4% below list)

Questions for the listing agent

1. Built in 1941 — 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 D-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. 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.
5. 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.
6. 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: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $162,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1782 Gilman St	0.33mi	3/1.0	879 (+0%)	7mo	$148,000	$168	78
2019 Helen St	0.28mi	3/1.0	934 (+7%)	4mo	$158,000	$169	73
28807 Block St	0.74mi	3/1.0	895 (+2%)	2mo	$163,200	$182	60
1843 Lathers St	0.42mi	2/1.0 (-1)	978 (+12%)	1mo	$179,000	$183	56
28455 Birchlawn St	0.56mi	2/1.0 (-1)	800 (-9%)	1mo	$166,000	$208	53
28538 Block St	0.67mi	3/1.0	820 (-6%)	7mo	$140,000	$171	52
28513 Barton St	0.73mi	3/2.0	915 (+4%)	4mo	$241,000	$263	51
6141 Harrison St	0.62mi	2/1.0 (-1)	812 (-7%)	4mo	$138,000	$170	50
5643 Gilman St	0.36mi	4/1.0 (+1)	1,000 (+14%)	6mo	$190,000	$190	50
28663 Birchlawn St	0.68mi	2/1.0 (-1)	812 (-7%)	8mo	$150,000	$185	44
642 Gilman St	0.70mi	2/1.0 (-1)	779 (-11%)	0mo	$167,000	$214	44
6582 Sterling Ct	0.71mi	3/1.5	1,000 (+14%)	4mo	$195,000	$195	38

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,079
• Equity at exit: $24,602

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $9,302
• Equity at exit: $14,266

Cash invested: $46,200 (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 48135

• Rents YoY: 3.6%
• Active inventory: 134
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$865
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $197

Break-even live

Break-even rent $1,393

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	0.38mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	0.52mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	1d	9	0.85mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	2d	9	0.92mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	0.99mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	1.03mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	1d	24	1.11mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	4d	1	1.13mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	1.19mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	16d	1	1.29mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	14d	12	1.29mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	1d	1	1.32mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	24d	1	1.35mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	1.41mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $165,000 Pending 4 DOM
2. 2026-06-09
   days on market $165,000 Active 3 DOM
3. 2026-06-08
   days on market $165,000 Active 2 DOM
4. 2026-06-07
   statuslisting id $165,000 Active 1 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   listed $165,000 Coming Soon 1 DOM

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $2,269 · $189/mo
• Expected delta: +$272/yr (+$23/mo · 13.6%)

ⓘ 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: $19,715
• − Mortgage interest: −$9,243
• − Property taxes: −$1,997
• − Insurance: −$825
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,800
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,442/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: Garden City Public Schools
• NCES district ID: 2615540
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 36% ▼ -13.00%
• Median HH income: $52,165
• Composite: 25.53/100
• National rank: #7433
• State rank: #365 of 540 in MI

Livability — Garden City

• Score: 82/100
• State rank: #53
• US rank: #1047

Category grades

Amenities B- Commute A Cost of living A+ Crime B Employment C- Housing A+ Health & safety B- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garden City, MI
• County: Wayne County · 1,562,939 people
• City population: 26,739
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,739
• Household income: $67,294
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 509.0

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 White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 13% Italian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 1% Other Indo-European 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: ▼ -265.28%
• Current HPI: 212.5713
• Rent YoY: ▲ 3.65%
• 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

1 event — show timeline

• 2026-06-03 Coming Soon $165,000 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $1,997 · +3.7% YoY. Source: county tax records.