7011 Helen St · Garden City, MI 48135

$234,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 17 Days on market

Built 1966 6,970 sqft lot Est $158k · 49% 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 +8.2/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

Key facts

• Finished basement
• Private yard
• Updated bathroom

Tags

• FINISHED BASEMENT
• PRIVATE YARD
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Back yard fencing; Level lot; Paved road access; Sidewalks in the community

Interior

• Bedrooms: Total of 7 rooms (bedrooms included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (28.2% below list).
• Recommended offer: $169k (28.2% 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-, 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; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 30% 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 17 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $168,554 (28.2% 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 1966 — 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: 0.72% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $158,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7256 Deering St	0.18mi	3/1.0	936 (+1%)	1mo	$180,000	$192	89
7048 Deering St	0.10mi	3/1.0	910 (-2%)	7mo	$150,000	$165	87
7427 Arcola St	0.35mi	3/1.0	941 (+2%)	3mo	$213,000	$226	79
7401 Floral St	0.21mi	3/1.0	1,000 (+8%)	6mo	$169,000	$169	71
7606 Cavell St	0.41mi	3/1.0	900 (-3%)	7mo	$142,000	$158	70
7641 N Inkster Rd	0.49mi	3/1.0	906 (-2%)	5mo	$150,000	$166	70
6582 Sterling Ct	0.33mi	3/1.5	1,000 (+8%)	4mo	$195,000	$195	66
28807 Block St	0.71mi	3/1.0	895 (-3%)	2mo	$163,200	$182	60
28710 Cambridge St	0.37mi	3/2.0	1,030 (+11%)	5mo	$175,000	$170	55
28538 Block St	0.64mi	3/1.0	820 (-11%)	7mo	$140,000	$171	46
6141 Harrison St	0.58mi	2/1.0 (-1)	812 (-12%)	4mo	$138,000	$170	44
6051 Arcola St	0.64mi	3/1.0	1,060 (+15%)	8mo	$204,000	$192	39

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-51,202
• Equity at exit: $35,024

10-year hold

• IRR: -15.3%
• Equity multiple: 0.11×
• Total profit: $-58,365
• Equity at exit: $20,310

Cash invested: $65,772 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$225 /mo · $2,704/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-223

Break-even live

Break-even rent $1,968

Max offer price $195,428

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-157	+0% $-223	+5% $-290	+10% $-356
Rent	-10% $-357	-5% $-290	+0% $-223	+5% $-157	+10% $-90
Rate	-1.0pp $-105	-0.5pp $-164	base $-223	+0.5pp $-284	+1.0pp $-346

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	18d	1	0.08mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	18d	1	0.29mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	0.31mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	0.33mi
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	25d	1	0.36mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	0.70mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	0.74mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	25d	1	0.95mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	3d	22	1.00mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	6d	1	1.02mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.14mi
30500 Warren Rd Westland, MI	2.0	1.0	900	$1,128	$1.25	45d	1	1.49mi
5722 Centralia St Dearborn Heights, MI	3.0	1.0	999	$1,750	$1.75	0d	1	1.49mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	23d	1	1.50mi

Listing history 6 events

1. 2026-05-18
   status Pending 866-char remark

   Show marketing remark (866 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

2. 2026-05-18
   status Pending

   Show marketing remark (866 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

3. 2026-05-11
   historical Accepting Backup Offers 866-char remark

   Show marketing remark (866 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

4. 2026-05-11
   historical Active Under Contract

   Show marketing remark (866 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

5. 2026-05-01
   listed $234,900 Active 866-char remark

   Show marketing remark (866 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

6. 2026-05-01
   listed $234,900 Active

   Show marketing remark (866 chars)

   Welcome to this well-maintained 3-bedroom, 2-bath brick ranch with a finished basement and 2-car garage. This move-in ready home has been lovingly cared for by the same family for years and offers comfortable living from the moment you walk in. Home has been freshly painted, newer carpeting in living room and has hardwood floors in the three bedrooms. Main bathroom has been updated. Inside, you'll find a bright and inviting living space, spacious bedrooms, and two full bathrooms, including one with a convenient walk-in shower. The finished basement adds extra space - perfect for a family room, home office, or entertaining area. Step outside to enjoy a private yard, ideal for relaxing, gardening, or hosting gatherings. With solid construction and pride of ownership throughout, this home is a great opportunity for buyers looking for both comfort and value.

ⓘ 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: $2,704 · $225/mo
• Projected year-2 tax: $3,161 · $263/mo
• Expected delta: +$457/yr (+$38/mo · 16.9%)

ⓘ 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: $20,226
• − Mortgage interest: −$13,158
• − Property taxes: −$2,704
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$6,833
• Taxable loss: −$6,879
• Est. tax savings @ 24.0%: +$1,651
• After-tax cash flow: $-1,030/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

+0.0% since first listed

6 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-01 Listed $234,900 REALCOMP
• 2026-05-01 Listed $234,900 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $2,704 · +4.4% YoY. Source: county tax records.