33060 Cherry Hill Rd · Garden City, MI 48135

$244,900

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 9 Days on market

Built 1955 6,098 sqft lot Est $193k · 27% 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 +7.2/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully renovated and move-in-ready 3-bedroom, 2-bath home that perfectly blends comfort, style, and functionality. Inside, you'll find tasteful updates throughout, offering modern finishes and a low-maintenance lifestyle for the next owner. The fully finished basement provides additional living space ideal for a family room, home office, gym, or entertainment area. Step outside and enjoy the spacious 30x10 deck - perfect for relaxing, hosting gatherings, or enjoying summer barbecues. A 2-car detached garage offers plenty of parking and extra storage space. With the Certificate of Occupancy already completed, this home is truly turnkey and ready for immediate move-in. Conveniently located in a desirable area, this property reflects pride of ownership throughout and offers both comfort and peace of mind. Don't miss your opportunity to own this must-see home - schedule your showing today! Buyer or Buyer's Agent to verify all information. BATVAI

Key facts

• Spacious deck
• 6,098 sq ft lot
• 2 garage spots

Tags

• FULLY FINISHED BASEMENT
• SPACIOUS DECK
• 2-CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick exterior; Block foundation
• Exterior features: Patio; Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Finished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (35.0% below list).
• Recommended offer: $159k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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-, 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; 19 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 22y 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 $125k; list at $245k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,141 (35.0% 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 1955 — 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: 0.65% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $193,257
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Forest St	0.42mi	3/1.5	931 (-5%)	1mo	$167,500	$180	69
32330 Grandview Ave	0.60mi	3/1.0	999 (+2%)	1mo	$190,000	$190	68
513 S Hawthorne St	0.50mi	3/1.0	1,040 (+6%)	2mo	$185,000	$178	65
34315 Sheridan St	0.68mi	3/2.0	981 (0%)	1mo	$189,200	$193	64
33124 Marquette St	0.51mi	3/1.5	908 (-7%)	1mo	$215,000	$237	61
231 Van Sull St	0.42mi	3/2.5	1,055 (+8%)	2mo	$237,000	$225	60
32151 Grandview Ave	0.69mi	3/1.5	1,000 (+2%)	3mo	$266,000	$266	60
31966 Rosslyn Ave	0.65mi	3/1.0	939 (-4%)	3mo	$223,000	$237	60
34454 Cherry Hill Rd	0.68mi	3/1.0	1,028 (+5%)	2mo	$200,000	$195	58
31732 Alvin St	0.71mi	4/1.0 (+1)	1,000 (+2%)	0mo	$210,000	$210	58
34330 Florence Ave	0.63mi	3/1.0	907 (-8%)	1mo	$179,000	$197	57
32646 Hazelwood St	0.72mi	2/1.5 (-1)	950 (-3%)	1mo	$155,000	$163	53

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: -25.9%
• Equity multiple: 0.12×
• Total profit: $-60,397
• Equity at exit: $36,515

10-year hold

• IRR: -20.8%
• Equity multiple: -0.11×
• Total profit: $-76,351
• Equity at exit: $21,174

Cash invested: $68,572 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-341

Break-even live

Break-even rent $2,023

Max offer price $184,639

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33381 Florence St Garden City, MI	3.0	2.0	1000	$1,540	$1.54	2d	1	0.21mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	2d	7	0.37mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	16d	1	0.53mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.00mi
34856 Fairchild St Westland, MI	3.0	1.0	1013	$1,745	$1.72	11d	1	1.04mi
2036 Alberta St Westland, MI	3.0	1.0	936	$1,325	$1.42	43d	1	1.16mi
2024 Imperial Hwy Westland, MI	3.0	1.0	1008	$1,600	$1.59	1d	1	1.25mi
2040 Dryden St Westland, MI	3.0	1.0	1100	$1,150	$1.05	18d	1	1.29mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	1.30mi
5995 N Wildwood St Westland, MI	2.0	1.0	960	$1,084	$1.13	43d	1	1.32mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	22d	1	1.33mi
33507 Berville Ct Westland, MI	2.0	1.5	907	$1,350	$1.49	2d	1	1.34mi
2264 Delton Ct Westland, MI	3.0	1.5	1076	$1,300	$1.21	15d	1	1.35mi
5800 N Christine Westland, MI	1.0–2.0	1.0–2.0	910	$1,340	$1.47	2d	8	1.37mi
2310 Deerfield Ct Westland, MI	3.0	1.5	1100	$1,125	$1.02	43d	1	1.37mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	16d	1	1.43mi
32860 Mecosta St Westland, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.44mi
32860 Mecosta St Unit 1 Westland, MI	2.0	1.0	900	$1,200	$1.33	43d	1	1.44mi
34039 Cambria Ct Westland, MI	2.0	1.0	836	$1,395	$1.67	43d	1	1.46mi

Listing history 48 events

1. 2026-05-21
   listed $244,900 Active

   Show marketing remark (981 chars)

   Welcome home to this beautifully renovated and move-in-ready 3-bedroom, 2-bath home that perfectly blends comfort, style, and functionality. Inside, you'll find tasteful updates throughout, offering modern finishes and a low-maintenance lifestyle for the next owner. The fully finished basement provides additional living space ideal for a family room, home office, gym, or entertainment area. Step outside and enjoy the spacious 30x10 deck - perfect for relaxing, hosting gatherings, or enjoying summer barbecues. A 2-car detached garage offers plenty of parking and extra storage space. With the Certificate of Occupancy already completed, this home is truly turnkey and ready for immediate move-in. Conveniently located in a desirable area, this property reflects pride of ownership throughout and offers both comfort and peace of mind. Don't miss your opportunity to own this must-see home - schedule your showing today! Buyer or Buyer's Agent to verify all information. BATVAI

2. 2026-05-21
   listed $244,900 Active 981-char remark

   Show marketing remark (981 chars)

   Welcome home to this beautifully renovated and move-in-ready 3-bedroom, 2-bath home that perfectly blends comfort, style, and functionality. Inside, you'll find tasteful updates throughout, offering modern finishes and a low-maintenance lifestyle for the next owner. The fully finished basement provides additional living space ideal for a family room, home office, gym, or entertainment area. Step outside and enjoy the spacious 30x10 deck - perfect for relaxing, hosting gatherings, or enjoying summer barbecues. A 2-car detached garage offers plenty of parking and extra storage space. With the Certificate of Occupancy already completed, this home is truly turnkey and ready for immediate move-in. Conveniently located in a desirable area, this property reflects pride of ownership throughout and offers both comfort and peace of mind. Don't miss your opportunity to own this must-see home - schedule your showing today! Buyer or Buyer's Agent to verify all information. BATVAI

3. 2026-05-11
   historical
4. 2026-03-22
   status Active
5. 2026-03-22
   status Active
6. 2026-03-12
   status Pending
7. 2026-03-12
   status Pending
8. 2026-02-24
   price $259,999
9. 2026-02-23
   price $259,999
10. 2026-02-10
    price $279,999
11. 2026-02-10
    price $279,999
12. 2026-01-22
    status Active
13. 2026-01-21
    historical
14. 2026-01-14
    listed $289,999 Active
15. 2026-01-14
    listed $289,999 Active
16. 2025-07-03
    soldstatus $125,000
17. 2025-06-27
    soldstatus $125,000 Closed
18. 2025-06-27
    soldstatus $125,000 Closed
19. 2025-06-15
    status Pending
20. 2025-06-15
    status Pending
21. 2025-06-09
    listed $185,000 Active
22. 2025-06-09
    listed $185,000 Active
23. 2025-06-03
    historical $185,000
24. 2012-09-21
    soldstatus $57,000
25. 2012-09-21
    soldstatus $57,000
26. 2012-08-15
    historical
27. 2012-05-20
    listed $54,900
28. 2012-05-20
    listed $54,900
29. 2012-04-11
    soldstatus $31,000
30. 2012-04-11
    soldstatus $31,000
31. 2012-01-27
    historical
32. 2012-01-27
    historical
33. 2011-08-18
    listed $35,000
34. 2011-08-18
    listed $35,000
35. 2005-04-20
    soldstatus $134,000
36. 2005-03-14
    soldstatus $134,000
37. 2005-02-10
    listed $139,900
38. 2005-02-10
    historical
39. 2005-01-10
    listed $139,900
40. 2005-01-10
    historical
41. 2004-11-05
    listed $139,900
42. 2004-11-05
    historical
43. 2004-09-24
    historical
44. 2004-09-22
    listed $139,900
45. 2004-09-04
    listed $148,907
46. 2004-09-03
    historical
47. 2004-06-17
    listed $149,900
48. 1995-03-30
    soldstatus $73,500

ⓘ 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: $2,544 · $212/mo
• Projected year-2 tax: $3,158 · $263/mo
• Expected delta: +$614/yr (+$51/mo · 24.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,097
• − Mortgage interest: −$13,718
• − Property taxes: −$2,544
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$7,124
• Taxable loss: −$8,570
• Est. tax savings @ 24.0%: +$2,057
• After-tax cash flow: $-2,037/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

+233.2% since first listed

48 events — show timeline

• 2026-05-21 Listed $244,900 MiRealSource-MiMLS
• 2026-05-21 Listed $244,900 REALCOMP
• 2026-05-11 Listing Removed — MiRealSource-MiMLS
• 2026-03-22 Relisted — MiRealSource-MiMLS
• 2026-03-22 Relisted — REALCOMP
• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — REALCOMP
• 2026-02-24 Price Changed $259,999 MiRealSource-MiMLS
• 2026-02-23 Price Changed $259,999 REALCOMP
• 2026-02-10 Price Changed $279,999 MiRealSource-MiMLS
• 2026-02-10 Price Changed $279,999 REALCOMP
• 2026-01-22 Relisted — REALCOMP
• 2026-01-21 Listing Removed — REALCOMP
• 2026-01-14 Listed $289,999 REALCOMP
• 2026-01-14 Listed $289,999 MiRealSource-MiMLS
• 2025-07-03 Sold (Public Records) $125,000 Public Records
• 2025-06-27 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2025-06-27 Sold (MLS) $125,000 REALCOMP
• 2025-06-15 Pending — MiRealSource-MiMLS
• 2025-06-15 Pending — REALCOMP
• 2025-06-09 Listed $185,000 MiRealSource-MiMLS
• 2025-06-09 Listed $185,000 REALCOMP
• 2025-06-03 Coming Soon $185,000 MiRealSource-MiMLS
• 2012-09-21 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2012-09-21 Sold (MLS) $57,000 REALCOMP
• 2012-08-15 Listing Removed — MiRealSource-MiMLS
• 2012-05-20 Listed $54,900 MiRealSource-MiMLS
• 2012-05-20 Listed $54,900 REALCOMP
• 2012-04-11 Sold (MLS) $31,000 REALCOMP
• 2012-04-11 Sold (MLS) $31,000 MiRealSource-MiMLS
• 2012-01-27 Listing Removed — REALCOMP
• 2012-01-27 Listing Removed — MiRealSource-MiMLS
• 2011-08-18 Listed $35,000 REALCOMP
• 2011-08-18 Listed $35,000 MiRealSource-MiMLS
• 2005-04-20 Sold (Public Records) $134,000 Public Records
• 2005-03-14 Sold (MLS) $134,000 REALCOMP
• 2005-02-10 Listing Removed — REALCOMP
• 2005-02-10 Listed $139,900 REALCOMP
• 2005-01-10 Listing Removed — REALCOMP
• 2005-01-10 Listed $139,900 REALCOMP
• 2004-11-05 Listing Removed — REALCOMP
• 2004-11-05 Listed $139,900 REALCOMP
• 2004-09-24 Listing Removed — REALCOMP
• 2004-09-22 Listed $139,900 REALCOMP
• 2004-09-04 Listed $148,907 REALCOMP
• 2004-09-03 Listing Removed — REALCOMP
• 2004-06-17 Listed $149,900 REALCOMP
• 1995-03-30 Sold (Public Records) $73,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,544 · -11.2% YoY. Source: county tax records.