5850 Deering St · Garden City, MI 48135

$225,000

3 bd · 1.0 ba · 1,517 sqft · SingleFamily public records · 83 Days on market

Built 1940 10,019 sqft lot Est $211k · 7% over

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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 +14.8/30.0
• DSCR +4.5/10.0
• ARV discount +4.5/15.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• 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

Check out this beautifully remodeled home near the heart of downtown Garden City. This home is directly across from a neighborhood park and within 1 block of retail shopping and restaurants. Get used to hearing the word "New, New, New!" because this house has been completely remodeled. It has a new refrigerator, new luxury vinyl flooring on the main floor, a new dishwasher, new range hood, new cabinets, new carpet on the second floor, new electric stove, new garage door, new garage door opener, new plumbing for the kitchen, new plumbing in the crawlspace, new electrical in the garage, a new front door and new door knobs. This home is ready for the next buyer to move right in with a fully-certified heating system and the city certificate of occupancy. Do not hesitate - this home will not last long!

Key facts

• Retail shopping
• New refrigerator
• Neighborhood park

Tags

• REMODELED HOME
• NEIGHBORHOOD PARK
• RETAIL SHOPPING
• RESTAURANTS
• NEW REFRIGERATOR
• NEW LUXURY VINYL FLOORING

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway; Garage faces front and side
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding and wood siding; Asphalt roof
• Exterior features: Awning(s); Deck; Porch; Paved road access; Crawl space basement

Interior

• Kitchen: Built-in electric range; Range hood; Dishwasher; Disposal; Ice maker; Stainless steel appliances; Free-standing refrigerator
• Bedrooms: Total rooms: 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Smart thermostat; Unfurnished
• Laundry & utility: Laundry room with washer hookup and gas dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $60 ($719/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 $200k (11.2% below list).
• Recommended offer: $200k (11.2% 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); 139 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 36% 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 83 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y 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 $162k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,830 (11.2% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $210,863
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5739 Harrison St	0.29mi	3/1.0	1,633 (+8%)	2mo	$220,000	$135	72
6567 Sterling Ct	0.45mi	3/1.0	1,452 (-4%)	8mo	$266,000	$183	66
28462 Birchlawn St	0.34mi	4/2.0 (+1)	1,560 (+3%)	7mo	$185,000	$119	64
5851 Gilman St	0.15mi	4/1.5 (+1)	1,368 (-10%)	8mo	$290,000	$212	63
5803 Deering St	0.05mi	3/2.0	1,293 (-15%)	8mo	$190,000	$147	62
6444 Helen St	0.36mi	3/2.0	1,670 (+10%)	3mo	$230,000	$138	60
7011 Helen St	0.72mi	3/2.0	1,574 (+4%)	1mo	$220,000	$140	56
28612 Donnelly St	0.54mi	3/1.5	1,363 (-10%)	2mo	$269,000	$197	55
28466 Balmoral St	0.41mi	3/1.5	1,728 (+14%)	2mo	$216,200	$125	55
1722 Deering St	0.40mi	4/2.0 (+1)	1,320 (-13%)	1mo	$165,000	$125	50
28854 Hennepin St	0.73mi	2/1.0 (-1)	1,424 (-6%)	2mo	$178,500	$125	49
7015 Deering St	0.71mi	3/2.0	1,700 (+12%)	5mo	$236,000	$139	38

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-31,323
• Equity at exit: $33,548

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-16,863
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $60

Break-even live

Break-even rent $1,923

Max offer price $225,000

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $124	+0% $60	+5% $-4	+10% $-67
Rent	-10% $-98	-5% $-19	+0% $60	+5% $139	+10% $218
Rate	-1.0pp $173	-0.5pp $117	base $60	+0.5pp $2	+1.0pp $-58

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	12d	1	0.25mi
29061 Balmoral St Garden City, MI	3.0	1.0	1850	$2,250	$1.22	18d	1	0.66mi
26620 Baldwin St Dearborn Heights, MI	3.0	1.5	1156	$1,800	$1.56	0d	1	0.81mi
6810 Rosemary St Dearborn Heights, MI	3.0	1.5	1700	$2,000	$1.18	0d	1	0.85mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	18d	1	0.93mi
6644 Cronin Dr Dearborn Heights, MI	3.0	1.5	2250	$2,000	$0.89	45d	1	0.96mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	18d	1	0.96mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	0.99mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	26d	1	1.02mi

Listing history 48 events

1. 2026-06-21
   days on market $225,000 Active 83 DOM
2. 2026-06-18
   days on market $225,000 Active 80 DOM
3. 2026-06-17
   days on market $225,000 Active 79 DOM
4. 2026-06-16
   days on market $225,000 Active 78 DOM
5. 2026-06-15
   days on market $225,000 Active 77 DOM
6. 2026-06-13
   days on market $225,000 Active 75 DOM
7. 2026-06-13
   days on market $225,000 Active 74 DOM
8. 2026-06-09
   days on market $225,000 Active 71 DOM
9. 2026-06-08
   days on market $225,000 Active 70 DOM
10. 2026-06-07
    days on market $225,000 Active 69 DOM
11. 2026-06-04
    days on market $225,000 Active 66 DOM
12. 2026-06-03
    days on market $225,000 Active 65 DOM
13. 2026-06-02
    pricedays on market $225,000 Active 64 DOM
14. 2026-06-02
    status $229,900 Active 63 DOM
15. 2026-04-23
    price $229,900 818-char remark

    Show marketing remark (818 chars)

    Check out this beautifully remodeled home near the heart of downtown Garden City. This home is directly across from a neighborhood park and within 1 block of retail shopping and restaurants. Get used to hearing the word "New, New, New!" because this house has been completely remodeled. It has a new refrigerator, new luxury vinyl flooring on the main floor, a new dishwasher, new range hood, new cabinets, new carpet on the second floor, new electric stove, new garage door, new garage door opener, new plumbing for the kitchen, new plumbing in the crawlspace, new electrical in the garage, a new front door and new door knobs. This home is ready for the next buyer to move right in with a fully-certified heating system and the city certificate of occupancy. Do not hesitate - this home will not last long!

16. 2026-04-23
    price $229,900

    Show marketing remark (818 chars)

    Check out this beautifully remodeled home near the heart of downtown Garden City. This home is directly across from a neighborhood park and within 1 block of retail shopping and restaurants. Get used to hearing the word "New, New, New!" because this house has been completely remodeled. It has a new refrigerator, new luxury vinyl flooring on the main floor, a new dishwasher, new range hood, new cabinets, new carpet on the second floor, new electric stove, new garage door, new garage door opener, new plumbing for the kitchen, new plumbing in the crawlspace, new electrical in the garage, a new front door and new door knobs. This home is ready for the next buyer to move right in with a fully-certified heating system and the city certificate of occupancy. Do not hesitate - this home will not last long!

17. 2026-03-27
    listed $235,000 Active 818-char remark

    Show marketing remark (818 chars)

    Check out this beautifully remodeled home near the heart of downtown Garden City. This home is directly across from a neighborhood park and within 1 block of retail shopping and restaurants. Get used to hearing the word "New, New, New!" because this house has been completely remodeled. It has a new refrigerator, new luxury vinyl flooring on the main floor, a new dishwasher, new range hood, new cabinets, new carpet on the second floor, new electric stove, new garage door, new garage door opener, new plumbing for the kitchen, new plumbing in the crawlspace, new electrical in the garage, a new front door and new door knobs. This home is ready for the next buyer to move right in with a fully-certified heating system and the city certificate of occupancy. Do not hesitate - this home will not last long!

18. 2026-03-27
    listed $235,000 Active

    Show marketing remark (818 chars)

    Check out this beautifully remodeled home near the heart of downtown Garden City. This home is directly across from a neighborhood park and within 1 block of retail shopping and restaurants. Get used to hearing the word "New, New, New!" because this house has been completely remodeled. It has a new refrigerator, new luxury vinyl flooring on the main floor, a new dishwasher, new range hood, new cabinets, new carpet on the second floor, new electric stove, new garage door, new garage door opener, new plumbing for the kitchen, new plumbing in the crawlspace, new electrical in the garage, a new front door and new door knobs. This home is ready for the next buyer to move right in with a fully-certified heating system and the city certificate of occupancy. Do not hesitate - this home will not last long!

19. 2026-02-24
    historical
20. 2026-02-24
    historical
21. 2026-01-24
    listed $235,000 Active
22. 2026-01-24
    listed $235,000 Active
23. 2025-11-26
    soldstatus $161,500
24. 2025-11-19
    soldstatus $161,500 Closed
25. 2025-11-19
    soldstatus $161,500 Closed
26. 2025-11-01
    status Pending
27. 2025-11-01
    status Pending
28. 2025-10-23
    listed $169,000 Active
29. 2025-10-23
    listed $169,000 Active
30. 2016-03-18
    soldstatus $84,000
31. 2016-03-15
    soldstatus $84,000 Sold
32. 2016-03-15
    soldstatus $84,000
33. 2016-01-19
    status Pending
34. 2016-01-19
    historical
35. 2015-12-31
    price $84,900
36. 2015-10-23
    listed $89,900 Active
37. 2015-10-23
    listed $84,900
38. 2015-10-20
    historical
39. 2015-10-20
    historical
40. 2015-09-26
    price $92,500
41. 2015-08-24
    price $98,700
42. 2015-08-06
    listed $104,900 Active
43. 2015-08-06
    listed $92,500
44. 2013-07-01
    soldstatus $20,000
45. 2013-07-01
    soldstatus $20,000
46. 2013-06-25
    historical
47. 2012-05-23
    listed $5,000
48. 2012-05-23
    listed $5,000

ⓘ 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: $2,941 · $245/mo
• Projected year-2 tax: $3,203 · $267/mo
• Expected delta: +$262/yr (+$22/mo · 8.9%)

ⓘ 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: $23,980
• − Mortgage interest: −$12,603
• − Property taxes: −$2,941
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$6,545
• Taxable loss: −$3,072
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $1,456/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

+4498.0% since first listed

34 events — show timeline

• 2026-04-23 Price Changed $229,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $229,900 REALCOMP
• 2026-03-27 Listed $235,000 REALCOMP
• 2026-03-27 Listed $235,000 MiRealSource-MiMLS
• 2026-02-24 Listing Removed — MiRealSource-MiMLS
• 2026-02-24 Listing Removed — REALCOMP
• 2026-01-24 Listed $235,000 MiRealSource-MiMLS
• 2026-01-24 Listed $235,000 REALCOMP
• 2025-11-26 Sold (Public Records) $161,500 Public Records
• 2025-11-19 Sold (MLS) $161,500 REALCOMP
• 2025-11-19 Sold (MLS) $161,500 MiRealSource-MiMLS
• 2025-11-01 Pending — MiRealSource-MiMLS
• 2025-11-01 Pending — REALCOMP
• 2025-10-23 Listed $169,000 REALCOMP
• 2025-10-23 Listed $169,000 MiRealSource-MiMLS
• 2016-03-18 Sold (Public Records) $84,000 Public Records
• 2016-03-15 Sold (MLS) $84,000 MiRealSource-MiMLS
• 2016-03-15 Sold (MLS) $84,000 REALCOMP
• 2016-01-19 Pending — REALCOMP
• 2016-01-19 Listing Removed — MiRealSource-MiMLS
• 2015-12-31 Price Changed $84,900 REALCOMP
• 2015-10-23 Listed $89,900 REALCOMP
• 2015-10-23 Listed $84,900 MiRealSource-MiMLS
• 2015-10-20 Listing Removed — REALCOMP
• 2015-10-20 Listing Removed — MiRealSource-MiMLS
• 2015-09-26 Price Changed $92,500 REALCOMP
• 2015-08-24 Price Changed $98,700 REALCOMP
• 2015-08-06 Listed $104,900 REALCOMP
• 2015-08-06 Listed $92,500 MiRealSource-MiMLS
• 2013-07-01 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2013-07-01 Sold (MLS) $20,000 REALCOMP
• 2013-06-25 Listing Removed — MiRealSource-MiMLS
• 2012-05-23 Listed $5,000 MiRealSource-MiMLS
• 2012-05-23 Listed $5,000 REALCOMP

Property tax history

-0.7%/yr

Latest (2025): $2,941 · -11.1% YoY. Source: county tax records.