30925 Block St · Garden City, MI 48135

$156,000

4 bd · 2.0 ba · 1,933 sqft · SingleFamily public records · 13 Days on market

Built 1951 9,148 sqft lot Est $255k · 39% under ↓ 18% since listing

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Why this score? — see what drove the B- 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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +7.2/10.0
• 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

Huge opportunity to own this large 4-bedroom, 1.5-bath single-family home offers over 1,933 sq ft of living space and is ideal for investors or first-time buyers ready to add value. newer roof, driveway, and hot water tank (2018). The 1.5-car garage includes a loft for added storage or workspace. Buyer responsible for C of O with the city.

Key facts

• Hot water tank
• Driveway
• Newer roof

Tags

• NEWER ROOF
• DRIVEWAY
• HOT WATER TANK
• LOFT FOR ADDED STORAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Sewer available; Water available
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.21 acres (68.1 x 135)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Crawl space basement; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Cap rate 8.3% 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); 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% 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 $5k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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: property tax is 4.5% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.40% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $255,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6327 Merriman Rd	0.28mi	3/2.0 (-1)	1,980 (+2%)	1mo	$259,900	$131	77
5915 Merriman Rd	0.24mi	3/2.5 (-1)	2,032 (+5%)	1mo	$235,000	$116	72
30917 Pardo St	0.37mi	3/1.0 (-1)	1,892 (-2%)	2mo	$252,000	$133	69
31710 Maplewood St	0.44mi	3/2.0 (-1)	1,835 (-5%)	0mo	$265,000	$144	66
31181 Block St	0.14mi	3/1.5 (-1)	1,675 (-13%)	1mo	$250,000	$149	63
31906 Cambridge St	0.67mi	3/2.0 (-1)	1,970 (+2%)	2mo	$261,000	$132	59
29840 Chester St	0.64mi	3/1.0 (-1)	1,908 (-1%)	1mo	$235,000	$123	58
30081 Balmoral St	0.44mi	3/2.0 (-1)	1,725 (-11%)	1mo	$255,000	$148	56
6725 Schaller Dr	0.57mi	3/2.0 (-1)	2,088 (+8%)	2mo	$230,000	$110	54
30026 Bock St	0.69mi	3/1.5 (-1)	1,825 (-6%)	1mo	$185,000	$101	51
32211 Pardo St	0.68mi	4/1.5	1,725 (-11%)	1mo	$266,000	$154	48
30240 Rush St	0.69mi	3/1.0 (-1)	2,089 (+8%)	2mo	$235,000	$112	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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,060
• Equity at exit: $23,260

10-year hold

• IRR: 6.5%
• Equity multiple: 1.51×
• Total profit: $22,181
• Equity at exit: $13,488

Cash invested: $43,680 (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: 140
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$581 /mo · $6,968/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $259

Break-even live

Break-even rent $1,853

Max offer price $156,000

Occupancy floor 83%

Sensitivity live

Price	-10% $348	-5% $303	+0% $259	+5% $215	+10% $171
Rent	-10% $87	-5% $173	+0% $259	+5% $345	+10% $432
Rate	-1.0pp $338	-0.5pp $299	base $259	+0.5pp $219	+1.0pp $178

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: $39,000
• Closing costs: $4,680
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29061 Balmoral St Garden City, MI	3.0	1.0	1850	$2,250	$1.22	18d	1	0.97mi

Listing history 9 events

1. 2026-06-21
   days on market $156,000 Active 13 DOM
2. 2026-06-18
   days on market $156,000 Active 10 DOM
3. 2026-06-17
   days on market $156,000 Active 9 DOM
4. 2026-06-16
   days on market $156,000 Active 8 DOM
5. 2026-06-15
   days on market $156,000 Active 7 DOM
6. 2026-06-13
   days on market $156,000 Active 5 DOM
7. 2026-06-13
   days on market $156,000 Active 4 DOM
8. 2026-06-08
   remarks 341-char remark

   Show marketing remark (341 chars)

   Huge opportunity to own this large 4-bedroom, 1.5-bath single-family home offers over 1,933 sq ft of living space and is ideal for investors or first-time buyers ready to add value. newer roof, driveway, and hot water tank (2018). The 1.5-car garage includes a loft for added storage or workspace. Buyer responsible for C of O with the city.

9. 2026-06-08
   listed $156,000 Active 1 DOM

   Show marketing remark (341 chars)

   Huge opportunity to own this large 4-bedroom, 1.5-bath single-family home offers over 1,933 sq ft of living space and is ideal for investors or first-time buyers ready to add value. newer roof, driveway, and hot water tank (2018). The 1.5-car garage includes a loft for added storage or workspace. Buyer responsible for C of O with the city.

ⓘ 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: $6,968 · $581/mo
• Projected year-2 tax: $6,968 · $581/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: $26,173
• − Mortgage interest: −$8,738
• − Property taxes: −$6,968
• − Insurance: −$780
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$4,538
• Taxable income: $960
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,881/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

-17.9% since first listed

17 events — show timeline

• 2026-06-08 Listed $156,000 REALCOMP
• 2026-06-08 Listed $156,000 MiRealSource-MiMLS
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-13 Listing Removed — REALCOMP
• 2026-01-27 Price Changed $185,000 MiRealSource-MiMLS
• 2026-01-26 Price Changed $185,000 REALCOMP
• 2026-01-21 Listed $190,000 REALCOMP
• 2026-01-20 Listed $190,000 MiRealSource-MiMLS
• 2021-01-22 Sold (Public Records) $179,900 Public Records
• 2020-12-23 Sold (MLS) $179,900 MiRealSource-MiMLS
• 2020-12-23 Sold (MLS) $179,900 REALCOMP
• 2020-11-13 Pending — MiRealSource-MiMLS
• 2020-11-13 Pending — REALCOMP
• 2020-10-14 Price Changed $179,900 MiRealSource-MiMLS
• 2020-10-13 Price Changed $179,900 REALCOMP
• 2020-09-16 Listed $190,000 MiRealSource-MiMLS
• 2020-09-16 Listed $190,000 REALCOMP

Property tax history

+10.2%/yr

Latest (2025): $6,968 · +4.4% YoY. Source: county tax records.