29889 Brown Ct · Garden City, MI 48135

$219,900

4 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 28 Days on market

Built 1966 7,841 sqft lot Est $243k · 10% under

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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 +12.5/30.0
• ARV discount +11.8/15.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• 1% rule +3.4/10.0
• 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

Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1966

Property features AI

Finance

• Other: Pets allowed

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: Brick exterior
• Exterior features: Covered porch; Fenced yard; Corner lot; Paved road access; Lot roughly 59.65 x 130 (0.18 acre)

Interior

• Kitchen: Free-standing electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating; Hot water heating; Natural gas heating
• Interior features: Wood burning stove; Finished basement; 9 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.8% below list).
• Recommended offer: $185k (15.8% 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 14d 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 33% 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 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 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 $185,069 (15.8% 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: 0.84% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $243,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29615 Rosslyn Ave	0.27mi	3/1.0 (-1)	1,475 (+9%)	6mo	$216,000	$146	62
28612 Donnelly St	0.66mi	3/1.5 (-1)	1,363 (+1%)	2mo	$269,000	$197	60
29031 Rosslyn Ave	0.44mi	3/2.0 (-1)	1,296 (-4%)	6mo	$240,000	$185	59
28951 Cherry Hill Rd	0.71mi	3/1.0 (-1)	1,392 (+3%)	1mo	$152,000	$109	56
28626 Bock St	0.61mi	3/1.5 (-1)	1,333 (-1%)	9mo	$190,000	$143	55
28992 Kathryn St	0.59mi	3/1.5 (-1)	1,254 (-7%)	2mo	$245,000	$195	52
29932 John Hauk St	0.34mi	3/2.0 (-1)	1,543 (+14%)	0mo	$259,500	$168	51
150 Brandt St	0.52mi	3/1.0 (-1)	1,242 (-8%)	8mo	$207,500	$167	50
30801 Pardo St	0.61mi	3/2.0 (-1)	1,196 (-12%)	1mo	$245,000	$205	43
31043 Brown St	0.64mi	3/1.5 (-1)	1,536 (+14%)	2mo	$287,000	$187	39
31255 Marquette St	0.69mi	3/2.0 (-1)	1,468 (+9%)	7mo	$192,500	$131	39
28530 John Hauk St	0.71mi	4/3.0	1,500 (+11%)	8mo	$270,000	$180	34

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-36,492
• Equity at exit: $32,788

10-year hold

• IRR: -7.3%
• Equity multiple: 0.52×
• Total profit: $-29,351
• Equity at exit: $19,013

Cash invested: $61,572 (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: 140
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$250 /mo · $3,001/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-33

Break-even live

Break-even rent $1,892

Max offer price $214,104

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $29	+0% $-33	+5% $-95	+10% $-157
Rent	-10% $-179	-5% $-106	+0% $-33	+5% $40	+10% $113
Rate	-1.0pp $78	-0.5pp $23	base $-33	+0.5pp $-90	+1.0pp $-148

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	13d	1	0.32mi
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	17d	1	0.85mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	0.85mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	0.87mi
29061 Balmoral St Garden City, MI	3.0	1.0	1850	$2,250	$1.22	17d	1	0.94mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	44d	1	0.99mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	1.02mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	1.08mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	13d	1	1.09mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	1.15mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	44d	1	1.22mi
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	11d	1	1.26mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	25d	1	1.38mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	0d	1	1.45mi

Listing history 11 events

1. 2026-05-14
   status Pending 873-char remark

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

2. 2026-05-14
   status Pending

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

3. 2026-05-05
   historical Accepting Backup Offers 873-char remark

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

4. 2026-05-05
   historical Active Under Contract

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

5. 2026-05-01
   status Active 873-char remark

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

6. 2026-05-01
   status Active

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

7. 2026-04-27
   historical Accepting Backup Offers 873-char remark

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

8. 2026-04-27
   historical Active Under Contract

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

9. 2026-04-17
   listed $219,900 Active 873-char remark

   Show marketing remark (873 chars)

   Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

10. 2026-04-17
    listed $219,900 Active

    Show marketing remark (873 chars)

    Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

11. 2026-04-16
    historical $219,900 873-char remark

    Show marketing remark (873 chars)

    Custom-built by the original owners, this well-designed home features a full basement equal in square footage to the main level, offering exceptional space and potential including the refrigerator & stove. Situated on a desirable corner lot, the property boasts hardwood floors throughout - even beneath the carpet - along with four generously sized bedrooms and a finished basement for added living or entertaining space. Major updates include a new furnace and A/C (2019), chimney repairs (2019), and a new wood privacy fence installed in 2020. The garage is equipped with electricity and outlets, ideal for projects or additional functionality. While the home does require some TLC, it offers a solid foundation and great bones for customization. Conveniently located between Ford Road and Cherry Hill, with close proximity to restaurants, businesses, and schools.

ⓘ 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: $3,001 · $250/mo
• Projected year-2 tax: $3,194 · $266/mo
• Expected delta: +$193/yr (+$16/mo · 6.4%)

ⓘ 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: $22,208
• − Mortgage interest: −$12,318
• − Property taxes: −$3,001
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$6,397
• Taxable loss: −$4,160
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $605/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

11 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-05 Contingent — MiRealSource-MiMLS
• 2026-05-05 Contingent — REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-05-01 Relisted — REALCOMP
• 2026-04-27 Contingent — MiRealSource-MiMLS
• 2026-04-27 Contingent — REALCOMP
• 2026-04-17 Listed $219,900 MiRealSource-MiMLS
• 2026-04-17 Listed $219,900 REALCOMP
• 2026-04-16 Coming Soon $219,900 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $3,001 · -11.3% YoY. Source: county tax records.