6690 Deering St · Garden City, MI 48135

$209,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 5 Days on market

Built 1954 6,534 sqft lot Est $187k · 12% over

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Why this score? — see what drove the F 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 +7.7/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This amazing brick ranch features 3 bedrooms with original hardwood floors flowing throughout the living room, hallway, and bedrooms. The spacious kitchen offers an excellent layout, while the large basement is ready for your finishing touches and includes a separate laundry and storage area. Outside, enjoy a fully fenced backyard with plenty of space, along with a two-car garage. Conveniently located near schools, and shopping, parks. BATVAI.

Key facts

• Spacious kitchen
• Large basement
• Two-car garage

Tags

• BRICK RANCH
• ORIGINAL HARDWOOD FLOORS
• SPACIOUS KITCHEN
• LARGE BASEMENT
• FULLY FENCED BACKYARD
• TWO-CAR GARAGE

Property features AI

Finance

• Other: No pool
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approximately 50 x 134.55 (0.15 acres)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, partially finished basement; Total of 5 rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (17.6% below list).
• Recommended offer: $168k (20.0% below list) — sets the bar for cash-flow.

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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 4y 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 $160k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $167,888 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — 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 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?
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: 0.82% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $186,732
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6582 Sterling Ct	0.14mi	3/1.5	1,000 (-2%)	4mo	$195,000	$195	84
6331 Helen St	0.29mi	3/1.0	1,113 (+8%)	2mo	$225,000	$202	71
28710 Cambridge St	0.44mi	3/2.0	1,030 (+0%)	5mo	$175,000	$170	70
7256 Deering St	0.36mi	3/1.0	936 (-9%)	1mo	$180,000	$192	67
7427 Arcola St	0.48mi	3/1.0	941 (-8%)	3mo	$213,000	$226	62
28627 Bridge St	0.42mi	3/2.0	1,100 (+7%)	5mo	$175,000	$159	60
28824 Birchlawn St	0.68mi	2/1.0 (-1)	1,034 (+1%)	2mo	$60,000	$58	60
7435 Lathers St	0.51mi	3/1.0	1,120 (+9%)	2mo	$200,000	$179	59
7457 Harrison St	0.55mi	3/1.0	1,120 (+9%)	2mo	$169,900	$152	58
7370 Amboy St	0.66mi	3/1.5	1,116 (+9%)	0mo	$302,000	$271	52
28807 Block St	0.60mi	3/1.0	895 (-13%)	2mo	$163,200	$182	49
7641 N Inkster Rd	0.63mi	3/1.0	906 (-12%)	5mo	$150,000	$166	47

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: -23.7%
• Equity multiple: 0.18×
• Total profit: $-47,902
• Equity at exit: $31,297

10-year hold

• IRR: -16.6%
• Equity multiple: 0.05×
• Total profit: $-55,998
• Equity at exit: $18,148

Cash invested: $58,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$415 /mo · $4,982/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-238

Break-even live

Break-even rent $2,030

Max offer price $167,888

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	0.24mi
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	10d	1	0.26mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	2d	9	0.30mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	16d	1	0.49mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	0.51mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	1d	1	0.53mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	0.53mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	24d	1	0.56mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	1d	1	0.77mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	24d	1	0.93mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	0.97mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	1d	22	1.18mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	1d	1	1.35mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	16d	1	1.40mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	21d	1	1.47mi

Listing history 50 events

1. 2026-06-15
   days on market $209,900 Active 5 DOM
2. 2026-06-13
   days on market $209,900 Active 3 DOM
3. 2026-06-13
   pricedays on marketlisting id $209,900 Active 2 DOM
4. 2026-06-09
   days on market $219,900 Active 22 DOM
5. 2026-06-08
   days on market $219,900 Active 21 DOM
6. 2026-06-07
   days on market $219,900 Active 20 DOM
7. 2026-06-04
   days on market $219,900 Active 17 DOM
8. 2026-06-03
   days on market $219,900 Active 16 DOM
9. 2026-06-02
   days on market $219,900 Active 15 DOM
10. 2026-06-01
    days on market $219,900 Active 14 DOM
11. 2026-05-31
    days on market $219,900 Active 13 DOM
12. 2026-05-18
    listed $219,900 Active

    Show marketing remark (473 chars)

    Welcome to your new home! This amazing brick ranch features 3 bedrooms with original hardwood floors flowing throughout the living room, hallway, and bedrooms. The spacious kitchen offers an excellent layout, while the large basement is ready for your finishing touches and includes a separate laundry and storage area. Outside, enjoy a fully fenced backyard with plenty of space, along with a two-car garage. Conveniently located near schools, and shopping, parks. BATVAI.

13. 2026-05-18
    listed $219,900 Active 473-char remark

    Show marketing remark (473 chars)

    Welcome to your new home! This amazing brick ranch features 3 bedrooms with original hardwood floors flowing throughout the living room, hallway, and bedrooms. The spacious kitchen offers an excellent layout, while the large basement is ready for your finishing touches and includes a separate laundry and storage area. Outside, enjoy a fully fenced backyard with plenty of space, along with a two-car garage. Conveniently located near schools, and shopping, parks. BATVAI.

14. 2026-05-15
    historical
15. 2026-04-30
    listed $219,900 Active
16. 2026-04-30
    listed $219,900 Active
17. 2026-03-16
    historical
18. 2026-03-12
    listed $214,900 Active
19. 2026-03-12
    listed $214,900 Active
20. 2026-03-06
    historical Accepting Backup Offers
21. 2026-03-06
    historical Active Under Contract
22. 2026-03-06
    status Pending
23. 2026-03-06
    status Pending
24. 2026-03-03
    historical
25. 2026-03-03
    historical
26. 2026-02-21
    price $214,900
27. 2026-02-20
    price $214,900
28. 2026-02-13
    listed $224,900 Active
29. 2026-02-13
    listed $224,900 Active
30. 2026-02-12
    historical
31. 2026-01-16
    historical $1,800
32. 2025-12-30
    status Pending
33. 2025-12-30
    status Pending
34. 2025-12-22
    historical
35. 2025-12-22
    historical
36. 2025-12-10
    listed $224,900 Active
37. 2025-12-10
    listed $1,800
38. 2025-12-10
    historical $1,800
39. 2025-12-10
    listed $224,900 Active
40. 2025-12-09
    listed $1,800
41. 2025-12-09
    historical
42. 2025-12-09
    historical
43. 2025-11-19
    listed $224,900 Active
44. 2025-11-19
    listed $224,900 Active
45. 2025-09-22
    status Pending
46. 2025-09-22
    status Pending
47. 2025-09-19
    historical
48. 2025-09-19
    historical
49. 2025-08-30
    listed $225,000 Active
50. 2025-08-30
    listed $225,000 Active

ⓘ 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: $4,982 · $415/mo
• Projected year-2 tax: $4,982 · $415/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: $20,743
• − Mortgage interest: −$11,758
• − Property taxes: −$4,982
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$6,106
• Taxable loss: −$6,472
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $-1,301/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

+37.4% since first listed

48 events — show timeline

• 2026-05-18 Listed $219,900 REALCOMP
• 2026-05-18 Listed $219,900 MiRealSource-MiMLS
• 2026-05-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Listed $219,900 REALCOMP
• 2026-04-30 Listed $219,900 MiRealSource-MiMLS
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-12 Listed $214,900 REALCOMP
• 2026-03-12 Listed $214,900 MiRealSource-MiMLS
• 2026-03-06 Contingent — MiRealSource-MiMLS
• 2026-03-06 Contingent — REALCOMP
• 2026-03-06 Pending — MiRealSource-MiMLS
• 2026-03-06 Pending — REALCOMP
• 2026-03-03 Listing Removed — REALCOMP
• 2026-03-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Price Changed $214,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $214,900 REALCOMP
• 2026-02-13 Listed $224,900 MiRealSource-MiMLS
• 2026-02-13 Listed $224,900 REALCOMP
• 2026-02-12 Coming Soon — MiRealSource-MiMLS
• 2026-01-16 Rental Removed $1,800 REALSOURCE
• 2025-12-30 Pending — MiRealSource-MiMLS
• 2025-12-30 Pending — REALCOMP
• 2025-12-22 Listing Removed — REALCOMP
• 2025-12-22 Listing Removed — MiRealSource-MiMLS
• 2025-12-10 Listed $224,900 REALCOMP
• 2025-12-10 Listed for Rent $1,800 REALSOURCE
• 2025-12-10 Rental Removed $1,800 REALCOMP
• 2025-12-10 Listed $224,900 MiRealSource-MiMLS
• 2025-12-09 Listed for Rent $1,800 REALCOMP
• 2025-12-09 Listing Removed — REALCOMP
• 2025-12-09 Listing Removed — MiRealSource-MiMLS
• 2025-11-19 Listed $224,900 REALCOMP
• 2025-11-19 Listed $224,900 MiRealSource-MiMLS
• 2025-09-22 Pending — MiRealSource-MiMLS
• 2025-09-22 Pending — REALCOMP
• 2025-09-19 Listing Removed — REALCOMP
• 2025-09-19 Listing Removed — MiRealSource-MiMLS
• 2025-08-30 Listed $225,000 REALCOMP
• 2025-08-30 Listed $225,000 MiRealSource-MiMLS
• 2023-01-20 Sold (Public Records) $160,500 Public Records
• 2022-12-16 Sold (MLS) $160,500 MiRealSource-MiMLS
• 2022-12-16 Sold (MLS) $160,500 REALCOMP
• 2022-11-03 Pending — MiRealSource-MiMLS
• 2022-11-03 Pending — REALCOMP
• 2022-10-21 Listed $160,000 MiRealSource-MiMLS
• 2022-10-21 Listed $160,000 REALCOMP
• 2022-10-20 Coming Soon $160,000 MiRealSource-MiMLS
• 2022-10-20 Coming Soon $160,000 REALCOMP

Property tax history

+9.9%/yr

Latest (2025): $4,982 · -20.3% YoY. Source: county tax records.