28980 Dawson St · Garden City, MI 48135

$135,000

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 4 Days on market

Built 1954 5,227 sqft lot Est $138k · 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 +20.4/30.0
• ARV discount +8.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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 MLS

Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Built with other construction materials
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 135)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.8% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 of loan paydown is wiped out by about $4k 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.
• 9 sale attempts since 24y 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 $34k; list at $135k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $135,000

Questions for the listing agent

1. Built in 1954 — 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: 1.01% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $138,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28980 Dawson St	0.00mi	2/1.0	800 (+7%)	0mo	$137,500	$172	88
28967 Beechwood Ave	0.15mi	2/1.0	721 (-4%)	9mo	$150,000	$208	80
28455 Birchlawn St	0.27mi	2/1.0	800 (+7%)	1mo	$166,000	$208	74
28935 Beechwood St	0.16mi	2/1.0	806 (+8%)	9mo	$148,000	$184	72
28663 Birchlawn St	0.16mi	2/1.0	812 (+9%)	8mo	$150,000	$185	71
6141 Harrison St	0.31mi	2/1.0	812 (+9%)	4mo	$138,000	$170	67
28906 Cambridge St	0.51mi	2/1.0	768 (+3%)	10mo	$150,000	$195	63
28538 Block St	0.23mi	3/1.0 (+1)	820 (+10%)	7mo	$140,000	$171	62
5942 Harrison St	0.33mi	2/1.0	812 (+9%)	10mo	$117,000	$144	61
28465 John Hauk St	0.46mi	2/1.0	812 (+9%)	10mo	$146,000	$180	55
28506 Donnelly St	0.49mi	2/1.0	812 (+9%)	11mo	$152,000	$187	54
29870 Elmwood St	0.41mi	3/1.0 (+1)	844 (+13%)	8mo	$165,000	$195	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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,837
• Equity at exit: $20,129

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $9,531
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$708
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $175

Break-even live

Break-even rent $1,147

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30507 Krauter St Garden City, MI	1.0	1.0	700	$1,195	$1.71	24d	1	0.74mi
5726 Inkster Rd Dearborn Heights, MI	1.0	1.0	630	$1,050	$1.67	43d	1	0.87mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	2d	9	1.04mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	1.48mi
7560 N Merriman Rd Westland, MI	1.0–2.0	1.0	805	$1,135	$1.41	24d	2	1.49mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	1d	9	1.50mi

Listing history 23 events

1. 2026-05-11
   status Pending 1339-char remark

   Show marketing remark (1339 chars)

   Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

2. 2026-05-11
   status Pending

   Show marketing remark (1339 chars)

   Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

3. 2026-05-07
   listed $135,000 Active 1339-char remark

   Show marketing remark (1339 chars)

   Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

4. 2026-05-07
   listed $135,000 Active

   Show marketing remark (1339 chars)

   Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

5. 2026-05-07
   historical

   Show marketing remark (1339 chars)

   Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

6. 2026-05-07
   historical

   Show marketing remark (1339 chars)

   Welcome home to this beautiful 2 bedroom home located in Garden City, situated west of Detroit and known for its close-knit neighborhoods This home is perfect for you if you are looking for everything on one floor. In the Livingroom there is a big window that in the morning golden rays of sunshine filters through creating a peaceful atmosphere. In the evening adjust your recess lighting to watch a good movie. Open kitchen with all newer appliances, stove, refrigerator, dishwasher and stackable washer and dryer. A little history for you, Garden city was founded in 1927 and has a unique history tied to its original “garden city” plan, where each home was allotted enough land for a garden, encouraging self-sufficiency. Here at 28980 Dawson you will find just that! The yard is big enough to enjoy a garden or a relaxing evening, grilling with family and friends. Within the city there are several parks, recreational centers, and community events. Garden City has a diverse mix of local businesses, restaurants, and shopping centers, offering residents convenient amenities and services. Its location provides easy access to major highways and proximity to Detroit Metropolitan Airport, making it attractive for commuters. Come check it out for yourself! Owner has completed Certificate of Occupancy.

7. 2026-04-09
   listed $145,000 Active
8. 2026-04-09
   listed $145,000 Active
9. 2016-04-07
   soldstatus $33,739 Sold
10. 2016-04-07
    soldstatus $33,739
11. 2016-03-22
    status Pending
12. 2016-03-22
    historical
13. 2016-03-03
    price $36,700
14. 2016-03-03
    status Active
15. 2016-03-02
    historical
16. 2016-02-11
    listed $39,200 Active
17. 2016-02-11
    listed $36,700
18. 2006-10-27
    soldstatus $73,000
19. 2006-06-16
    listed $75,000
20. 2002-06-11
    soldstatus $97,500
21. 2002-04-12
    soldstatus $97,500
22. 2002-02-22
    listed $101,900
23. 1999-08-25
    soldstatus $79,000

ⓘ 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: $1,702 · $142/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$188/yr (+$16/mo · 11.1%)

ⓘ 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: $16,418
• − Mortgage interest: −$7,562
• − Property taxes: −$1,702
• − Insurance: −$675
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,927
• Taxable loss: −$75
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,116/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

+70.9% since first listed

23 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-07 Listing Removed — REALCOMP
• 2026-05-07 Listing Removed — MiRealSource-MiMLS
• 2026-05-07 Listed $135,000 REALCOMP
• 2026-05-07 Listed $135,000 MiRealSource-MiMLS
• 2026-04-09 Listed $145,000 REALCOMP
• 2026-04-09 Listed $145,000 MiRealSource-MiMLS
• 2016-04-07 Sold (MLS) $33,739 MiRealSource-MiMLS
• 2016-04-07 Sold (MLS) $33,739 REALCOMP
• 2016-03-22 Pending — REALCOMP
• 2016-03-22 Listing Removed — MiRealSource-MiMLS
• 2016-03-03 Price Changed $36,700 REALCOMP
• 2016-03-03 Relisted — REALCOMP
• 2016-03-02 Listing Removed — REALCOMP
• 2016-02-11 Listed $39,200 REALCOMP
• 2016-02-11 Listed $36,700 MiRealSource-MiMLS
• 2006-10-27 Sold (MLS) $73,000 REALCOMP
• 2006-06-16 Listed $75,000 REALCOMP
• 2002-06-11 Sold (Public Records) $97,500 Public Records
• 2002-04-12 Sold (MLS) $97,500 REALCOMP
• 2002-02-22 Listed $101,900 REALCOMP
• 1999-08-25 Sold (Public Records) $79,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,702 · -10.8% YoY. Source: county tax records.