31325 Sheridan St · Garden City, MI 48135

$189,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 11 Days on market

Built 1952 6,534 sqft lot Est $199k · at est.

---

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 +14.2/30.0
• ARV discount +9.6/15.0
• DSCR +4.3/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Vinyl siding construction; Home warranty included
• Exterior features: Porch; Fenced yard; Paved road access

Interior

• Kitchen: Free-standing refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Partially finished full basement; Laundry room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $31 ($374/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 (13.7% below list).
• Recommended offer: $164k (13.7% below list) — sets the bar for 1% rule.

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-.
• 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.
• Zoned schools: Douglas Elementary 34 Campus (math 29% / reading 32%, grade F, #858 of 1,397 statewide, top 61%, 433 students, 61% FRL); Garden City Middle School (math 20% / reading 36%, grade F, #359 of 493 statewide, top 73%, 435 students, 58% FRL); Garden City High School (math 17% / reading 42%, grade F, #441 of 713 statewide, top 64%, 846 students, 44% FRL).
• Market conditions: Rents rising (+3.6%/yr); 142 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 $65k; list at $190k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,824 (13.7% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $199,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31244 Rosslyn Ave	0.05mi	3/1.0	1,000 (0%)	0mo	$224,900	$225	97
31732 Alvin St	0.28mi	4/1.0 (+1)	1,000 (0%)	0mo	$210,000	$210	82
31966 Rosslyn Ave	0.34mi	3/1.0	939 (-6%)	3mo	$223,000	$237	71
462 Clair St	0.61mi	3/1.0	1,000 (0%)	1mo	$265,000	$265	71
31549 John Hauk St	0.53mi	2/1.0 (-1)	977 (-2%)	4mo	$211,000	$216	63
31680 Birchwood St	0.75mi	3/1.0	1,001 (+0%)	3mo	$130,000	$130	62
30931 Fernwood St	0.52mi	3/1.0	1,055 (+6%)	6mo	$165,000	$156	62
30822 Steinhauer St	0.69mi	3/1.0	1,050 (+5%)	6mo	$190,000	$181	54
30939 Hiveley St	0.64mi	2/1.5 (-1)	955 (-4%)	5mo	$115,000	$120	51
32551 Hennepin St	0.70mi	3/1.0	1,078 (+8%)	7mo	$215,000	$199	49
31203 Birchwood St	0.74mi	3/1.0	907 (-9%)	7mo	$157,000	$173	44
577 Brandt St	0.73mi	2/1.0 (-1)	860 (-14%)	7mo	$170,000	$198	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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-27,712
• Equity at exit: $28,315

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-17,112
• Equity at exit: $16,419

Cash invested: $53,172 (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: 142
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$996
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $31

Break-even live

Break-even rent $1,599

Max offer price $189,900

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $85	+0% $31	+5% $-23	+10% $-76
Rent	-10% $-98	-5% $-34	+0% $31	+5% $96	+10% $161
Rate	-1.0pp $127	-0.5pp $79	base $31	+0.5pp $-18	+1.0pp $-68

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	0.38mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	46d	3	0.55mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	15d	1	0.69mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	24d	1	0.70mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	4d	7	0.70mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	19d	1	0.93mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	46d	1	0.99mi
33381 Florence St Garden City, MI	3.0	2.0	1000	$1,540	$1.54	5d	1	1.03mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	15d	1	1.18mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	46d	1	1.21mi
32214 Dover St Garden City, MI	3.0	1.0	1000	$1,340	$1.34	14d	1	1.37mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.37mi
33240 Parkwood St Westland, MI	3.0	1.0	1481	$1,750	$1.18	17d	1	1.45mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	19d	1	1.46mi

Listing history 20 events

1. 2026-05-08
   status Pending 558-char remark

   Show marketing remark (558 chars)

   This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

2. 2026-05-08
   status Pending

   Show marketing remark (558 chars)

   This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

3. 2026-04-30
   historical Accepting Backup Offers 558-char remark

   Show marketing remark (558 chars)

   This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

4. 2026-04-30
   historical Active Under Contract

   Show marketing remark (558 chars)

   This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

5. 2026-04-24
   listed $189,900 Active 558-char remark

   Show marketing remark (558 chars)

   This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

6. 2026-04-24
   listed $189,900 Active

   Show marketing remark (558 chars)

   This nice Garden City ranch offers 3 bedrooms, 2 full bathrooms, and a 2-car garage. The home features a beautifully updated kitchen completed just one year ago and generously sized bedrooms throughout. A full basement with an additional full bath provides excellent extra living or entertaining space. Enjoy outdoor living on the large deck overlooking a fenced backyard - playscape included. Conveniently located close to I-96, I-94, and Westland Mall for easy access to shopping, dining, and commuting. - Dishwasher and Stove are not included in the sale.

7. 2015-01-05
   soldstatus $64,807
8. 2008-01-22
   soldstatus $70,900 387-char remark

   Show marketing remark (387 chars)

   This bank owned property has potential. All info is estimated and to be verified by buyer and buyers agent. Listing agent makes or implies no knowledge of history or condition of property. This could be a multi offer situation, all offers are submitted as received with pre-approval or proof of funds. BUYER IS RESPONSIBLE FOR OBTAINING CITY CERTS AND FINAL WATER BILL FOR TITLE COMPANY.

9. 2008-01-22
   soldstatus $70,900

   Show marketing remark (387 chars)

   This bank owned property has potential. All info is estimated and to be verified by buyer and buyers agent. Listing agent makes or implies no knowledge of history or condition of property. This could be a multi offer situation, all offers are submitted as received with pre-approval or proof of funds. BUYER IS RESPONSIBLE FOR OBTAINING CITY CERTS AND FINAL WATER BILL FOR TITLE COMPANY.

10. 2007-12-12
    historical
11. 2007-11-13
    listed $70,900 387-char remark

    Show marketing remark (387 chars)

    This bank owned property has potential. All info is estimated and to be verified by buyer and buyers agent. Listing agent makes or implies no knowledge of history or condition of property. This could be a multi offer situation, all offers are submitted as received with pre-approval or proof of funds. BUYER IS RESPONSIBLE FOR OBTAINING CITY CERTS AND FINAL WATER BILL FOR TITLE COMPANY.

12. 2007-11-09
    listed $70,900
13. 2006-10-18
    historical
14. 2006-07-31
    listed $144,900
15. 2006-07-31
    historical
16. 2006-06-27
    listed $149,900
17. 1999-08-20
    soldstatus $119,900
18. 1999-07-16
    soldstatus $119,900
19. 1999-05-18
    listed $119,900
20. 1991-06-21
    soldstatus $67,200

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,590 · $216/mo
• Expected delta: +$334/yr (+$28/mo · 14.8%)

ⓘ 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: $19,659
• − Mortgage interest: −$10,637
• − Property taxes: −$2,256
• − Insurance: −$950
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,524
• Taxable loss: −$2,854
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $1,059/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

+182.6% since first listed

20 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-24 Listed $189,900 REALCOMP
• 2026-04-24 Listed $189,900 MiRealSource-MiMLS
• 2015-01-05 Sold (Public Records) $64,807 Public Records
• 2008-01-22 Sold (MLS) $70,900 MiRealSource-MiMLS
• 2008-01-22 Sold (MLS) $70,900 REALCOMP
• 2007-12-12 Listing Removed — MiRealSource-MiMLS
• 2007-11-13 Listed $70,900 REALCOMP
• 2007-11-09 Listed $70,900 MiRealSource-MiMLS
• 2006-10-18 Listing Removed — REALCOMP
• 2006-07-31 Listing Removed — REALCOMP
• 2006-07-31 Listed $144,900 REALCOMP
• 2006-06-27 Listed $149,900 REALCOMP
• 1999-08-20 Sold (Public Records) $119,900 Public Records
• 1999-07-16 Sold (MLS) $119,900 REALCOMP
• 1999-05-18 Listed $119,900 REALCOMP
• 1991-06-21 Sold (Public Records) $67,200 Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,256 · +119.0% YoY. Source: county tax records.