28836 Marquette St · Garden City, MI 48135

$229,000

4 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 3 Days on market

Built 1954 8,276 sqft lot Est $211k · 9% 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 +12.8/30.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• ARV discount +3.6/15.0
• 1% rule +3.5/10.0
• 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

At the heart of this home is a centrally laid-out kitchen featuring abundant cabinet space that flows effortlessly into all of the main living areas. Imagine mornings or evenings making meals where you can truly feel connected and with loved ones or friends. A massive rear addition adds a sprawling family room, perfect for movie nights, games, or listening to your favorite albums. Relax at night in your spacious, rare, first floor master bedroom complete with its own private en-suite bath, separated from other rooms for your privacy. Storage is a major highlight, with deep closets and organizational space throughout, along with space for gatherings in the finished basement. Outside, the 1.5-car garage with a long driveway, offers plenty of parking for cars and rec. vehicles. The large backyard is made for summer gatherings or letting pets run free, backing up directly to a beautiful backdrop of mature woods. With wonderful neighbors and a prime location, you'll love to call this home.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached garage; 1.5 garage spaces (garage present, not attached)
• Utilities: Public water; Natural gas water heater
• Home design: Single family residence; Residential property; Living area around 2,003; Built in 1954
• Construction: Aluminum siding, stone, and vinyl siding exterior; Asphalt shingle roof; Foundation includes crawl space and partial/full basement
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Range; Microwave; Refrigerator; Disposal; Eat-in kitchen layout
• Bedrooms: Primary bedroom (approx. 13.1 x 11.11); Bedroom 2 (approx. 11.5 x 8.11); Bedroom 3 (approx. 10.11 x 12.1); Bedroom 4 — upstairs (approx. 31.6 x 11)
• Bathrooms: 2 full bathrooms; Primary bathroom (approx. 4.11 x 8.1); Bathroom 1 (approx. 8.8 x 6.11)
• Heating & cooling: Forced air heating; Wall-mounted cooling units
• Interior features: Garage door opener; Eat-in kitchen; 11 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-20 ($-243/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.4% below list).
• Recommended offer: $194k (15.4% 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); 134 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y ago; this cycle's ask is 91% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $137k; list at $229k implies a 67% 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 $193,793 (15.4% 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 1954 — 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: 0.85% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $210,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28965 Marquette St	0.10mi	3/1.0 (-1)	1,593 (+9%)	1mo	$230,000	$144	74
28315 Sheridan St	0.30mi	3/2.0 (-1)	1,461 (-0%)	8mo	$168,500	$115	70
29615 Rosslyn Ave	0.48mi	3/1.0 (-1)	1,475 (+1%)	6mo	$216,000	$146	66
28612 Donnelly St	0.32mi	3/1.5 (-1)	1,363 (-7%)	2mo	$269,000	$197	66
28951 Cherry Hill Rd	0.54mi	3/1.0 (-1)	1,392 (-5%)	1mo	$152,000	$109	61
29031 Rosslyn Ave	0.27mi	3/2.0 (-1)	1,296 (-11%)	6mo	$240,000	$185	54
1722 Deering St	0.54mi	4/2.0	1,320 (-10%)	0mo	$165,000	$125	54
29932 John Hauk St	0.68mi	3/2.0 (-1)	1,543 (+6%)	0mo	$259,500	$168	50
28992 Kathryn St	0.45mi	3/1.5 (-1)	1,254 (-14%)	2mo	$245,000	$195	47
28462 Birchlawn St	0.69mi	4/2.0	1,560 (+7%)	7mo	$185,000	$119	47
5739 Harrison St	0.61mi	3/1.0 (-1)	1,633 (+12%)	2mo	$220,000	$135	45
28664 Fernwood St	0.63mi	4/2.0	1,666 (+14%)	4mo	$175,000	$105	40

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-37,112
• Equity at exit: $34,145

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-28,633
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$255 /mo · $3,059/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-20

Break-even live

Break-even rent $1,964

Max offer price $225,422

Occupancy floor 96%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 Gilman St Garden City, MI	3.0	1.0	1300	$2,600	$2.00	16d	1	0.38mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	12d	1	0.63mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	0.73mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	0.74mi
29061 Balmoral St Garden City, MI	3.0	1.0	1850	$2,250	$1.22	16d	1	0.90mi
6365 Helen St Garden City, MI	3.0	1.0	1195	$1,650	$1.38	10d	1	0.98mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	1.13mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	1.15mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.16mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	1.17mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	1.18mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.29mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	1.34mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.40mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	17d	1	1.48mi

Listing history 5 events

1. 2026-06-09
   status $229,000 Pending 3 DOM
2. 2026-06-08
   days on market $229,000 Active 3 DOM
3. 2026-06-07
   statusdays on market $229,000 Active 2 DOM
4. 2026-06-04
   remarks 699-char remark
5. 2026-06-04
   listed $229,000 Coming Soon 1 DOM

ⓘ 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: $3,059 · $255/mo
• Projected year-2 tax: $3,293 · $274/mo
• Expected delta: +$234/yr (+$19/mo · 7.6%)

ⓘ 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: $23,255
• − Mortgage interest: −$12,828
• − Property taxes: −$3,059
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$6,662
• Taxable loss: −$4,159
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $755/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

+263.5% since first listed

23 events — show timeline

• 2026-06-03 Coming Soon $229,000 MiRealSource-MiMLS
• 2026-06-03 Coming Soon $229,000 SW Michigan MLS
• 2015-12-01 Listing Removed — REALCOMP
• 2015-11-30 Listing Removed — MiRealSource-MiMLS
• 2015-10-22 Price Changed $109,900 REALCOMP
• 2015-10-13 Listed $119,900 REALCOMP
• 2015-10-13 Listed $109,900 MiRealSource-MiMLS
• 2013-11-25 Listing Removed — MiRealSource-MiMLS
• 2013-11-22 Listing Removed — REALCOMP
• 2013-08-19 Listed $124,900 REALCOMP
• 2013-08-19 Listed $124,900 MiRealSource-MiMLS
• 2006-06-28 Listing Removed — REALCOMP
• 2006-06-02 Listing Removed — REALCOMP
• 2006-05-05 Listed $137,000 REALCOMP
• 2006-04-28 Listing Removed — REALCOMP
• 2006-04-28 Listed $139,000 REALCOMP
• 2006-02-02 Listing Removed — REALCOMP
• 2006-02-02 Listed $133,500 REALCOMP
• 2005-10-04 Listed $133,500 REALCOMP
• 2004-01-14 Sold (Public Records) $137,000 Public Records
• 2003-10-17 Sold (MLS) $137,000 REALCOMP
• 2003-07-07 Listed $134,900 REALCOMP
• 1993-04-28 Sold (Public Records) $63,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,059 · +3.2% YoY. Source: county tax records.