1735 Belton St · Garden City, MI 48135

$229,900

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 46 Days on market

Built 1943 0.28 ac lot Est $190k · 21% 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 +6.6/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

FANTASTIC 3-BEDROOM BUNGALOW ON A DOUBLE LOT. * SPACIOUS LIVING ROOM * FRESHLY PAINTED * SPACIOUS UPDATED KITCHEN WITH QUARTZ COUNTERTOPS * UPDATED BATHROOM. NEW ELECTRIC AND LIGHT FIXTURES, NEW PLUMBING. NEW FLOORING THROUGHOUT. NEW CARPET IN BEDROOMS. FINISHED BASEMENT WITH LOTS OF STORAGE. HUGE BACKYARD. ALL MEASUREMENTS ARE APPROX. BATVAI.

Key facts

• Quartz countertops
• New plumbing
• Double lot

Tags

• DOUBLE LOT
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• UPDATED BATHROOM
• NEW ELECTRIC
• NEW PLUMBING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One and a half stories; Ground-level entry; Vinyl siding
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Microwave; Garbage disposal
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Finished basement; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (25.1% below list).
• Recommended offer: $163k (29.3% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 5.8% in Garden City — 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 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); 139 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $2k of loan paydown is wiped out by about $7k 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 46 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,647 (29.3% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $189,805
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 Helen St	0.21mi	3/1.0	934 (-8%)	4mo	$158,000	$169	73
1843 Lathers St	0.32mi	2/1.0 (-1)	978 (-4%)	1mo	$179,000	$183	73
5643 Gilman St	0.35mi	4/1.0 (+1)	1,000 (-2%)	6mo	$190,000	$190	71
1147 Harrison Ave	0.46mi	3/1.0	1,065 (+5%)	0mo	$187,000	$176	70
6051 Arcola St	0.51mi	3/1.0	1,060 (+4%)	8mo	$204,000	$192	62
1782 Gilman St	0.22mi	3/1.0	879 (-13%)	7mo	$148,000	$168	62
28824 Birchlawn St	0.70mi	2/1.0 (-1)	1,034 (+2%)	2mo	$60,000	$58	57
6331 Helen St	0.63mi	3/1.0	1,113 (+10%)	2mo	$225,000	$202	53
216 Helen St	0.74mi	3/1.0	958 (-6%)	6mo	$178,866	$187	52
28513 Barton St	0.57mi	3/2.0	915 (-10%)	4mo	$241,000	$263	50
28807 Block St	0.74mi	3/1.0	895 (-12%)	2mo	$163,200	$182	44
28979 Bock St	0.69mi	3/1.5	1,125 (+11%)	4mo	$239,000	$212	44

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: -27.8%
• Equity multiple: 0.06×
• Total profit: $-60,247
• Equity at exit: $34,279

10-year hold

• IRR: -23.6%
• Equity multiple: -0.22×
• Total profit: $-78,483
• Equity at exit: $19,878

Cash invested: $64,372 (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: 139
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$440 /mo · $5,281/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-381

Break-even live

Break-even rent $2,204

Max offer price $162,647

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-316	+0% $-381	+5% $-446	+10% $-511
Rent	-10% $-517	-5% $-449	+0% $-381	+5% $-313	+10% $-245
Rate	-1.0pp $-265	-0.5pp $-322	base $-381	+0.5pp $-440	+1.0pp $-501

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	0.26mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	0.42mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	0.53mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.56mi
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	12d	1	0.68mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	0d	15	0.75mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	0d	1	1.00mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	1.06mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	0d	25	1.08mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	0d	1	1.13mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	19d	1	1.15mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	1.26mi
167 Cherry Valley Dr Inkster, MI	1.0–2.0	1.0	784	$1,395	$1.78	16d	12	1.27mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	6d	1	1.30mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	26d	1	1.36mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	18d	1	1.39mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	1.41mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	1d	1	1.42mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	1.42mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	26d	1	1.43mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	26d	1	1.44mi

Listing history 15 events

1. 2026-05-15
   status Pending 350-char remark

   Show marketing remark (350 chars)

   FANTASTIC 3-BEDROOM BUNGALOW ON A DOUBLE LOT. * SPACIOUS LIVING ROOM * FRESHLY PAINTED * SPACIOUS UPDATED KITCHEN WITH QUARTZ COUNTERTOPS * UPDATED BATHROOM. NEW ELECTRIC AND LIGHT FIXTURES, NEW PLUMBING. NEW FLOORING THROUGHOUT. NEW CARPET IN BEDROOMS. FINISHED BASEMENT WITH LOTS OF STORAGE. HUGE BACKYARD. ALL MEASUREMENTS ARE APPROX. BATVAI.

2. 2026-05-15
   status Pending

   Show marketing remark (350 chars)

   FANTASTIC 3-BEDROOM BUNGALOW ON A DOUBLE LOT. * SPACIOUS LIVING ROOM * FRESHLY PAINTED * SPACIOUS UPDATED KITCHEN WITH QUARTZ COUNTERTOPS * UPDATED BATHROOM. NEW ELECTRIC AND LIGHT FIXTURES, NEW PLUMBING. NEW FLOORING THROUGHOUT. NEW CARPET IN BEDROOMS. FINISHED BASEMENT WITH LOTS OF STORAGE. HUGE BACKYARD. ALL MEASUREMENTS ARE APPROX. BATVAI.

3. 2026-05-05
   price $229,900 350-char remark

   Show marketing remark (350 chars)

   FANTASTIC 3-BEDROOM BUNGALOW ON A DOUBLE LOT. * SPACIOUS LIVING ROOM * FRESHLY PAINTED * SPACIOUS UPDATED KITCHEN WITH QUARTZ COUNTERTOPS * UPDATED BATHROOM. NEW ELECTRIC AND LIGHT FIXTURES, NEW PLUMBING. NEW FLOORING THROUGHOUT. NEW CARPET IN BEDROOMS. FINISHED BASEMENT WITH LOTS OF STORAGE. HUGE BACKYARD. ALL MEASUREMENTS ARE APPROX. BATVAI.

4. 2026-05-04
   price $229,900
5. 2026-03-31
   status Active
6. 2026-03-31
   historical
7. 2026-03-30
   listed $239,900 Active

   Show marketing remark (350 chars)

   FANTASTIC 3-BEDROOM BUNGALOW ON A DOUBLE LOT. * SPACIOUS LIVING ROOM * FRESHLY PAINTED * SPACIOUS UPDATED KITCHEN WITH QUARTZ COUNTERTOPS * UPDATED BATHROOM. NEW ELECTRIC AND LIGHT FIXTURES, NEW PLUMBING. NEW FLOORING THROUGHOUT. NEW CARPET IN BEDROOMS. FINISHED BASEMENT WITH LOTS OF STORAGE. HUGE BACKYARD. ALL MEASUREMENTS ARE APPROX. BATVAI.

8. 2026-03-30
   listed $239,900 Active 350-char remark

   Show marketing remark (350 chars)

   FANTASTIC 3-BEDROOM BUNGALOW ON A DOUBLE LOT. * SPACIOUS LIVING ROOM * FRESHLY PAINTED * SPACIOUS UPDATED KITCHEN WITH QUARTZ COUNTERTOPS * UPDATED BATHROOM. NEW ELECTRIC AND LIGHT FIXTURES, NEW PLUMBING. NEW FLOORING THROUGHOUT. NEW CARPET IN BEDROOMS. FINISHED BASEMENT WITH LOTS OF STORAGE. HUGE BACKYARD. ALL MEASUREMENTS ARE APPROX. BATVAI.

9. 2025-12-05
   soldstatus $261,486
10. 1996-11-12
    soldstatus $83,900
11. 1996-10-31
    soldstatus $83,900
12. 1996-08-13
    listed $84,900
13. 1996-08-13
    historical
14. 1996-07-25
    listed $84,900
15. 1992-11-02
    soldstatus $47,000

ⓘ 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: $5,281 · $440/mo
• Projected year-2 tax: $5,281 · $440/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 · 14 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: $20,671
• − Mortgage interest: −$12,878
• − Property taxes: −$5,281
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$6,688
• Taxable loss: −$8,633
• Est. tax savings @ 24.0%: +$2,072
• After-tax cash flow: $-2,496/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

+389.1% since first listed

15 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-05 Price Changed $229,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $229,900 REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-30 Listed $239,900 REALCOMP
• 2026-03-30 Listed $239,900 MiRealSource-MiMLS
• 2025-12-05 Sold (Public Records) $261,486 Public Records
• 1996-11-12 Sold (Public Records) $83,900 Public Records
• 1996-10-31 Sold (MLS) $83,900 REALCOMP
• 1996-08-13 Listing Removed — REALCOMP
• 1996-08-13 Listed $84,900 REALCOMP
• 1996-07-25 Listed $84,900 REALCOMP
• 1992-11-02 Sold (Public Records) $47,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $5,281 · -22.1% YoY. Source: county tax records.