29455 Rosslyn Ave · Garden City, MI 48135

$169,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 18 Days on market

Built 1952 6,534 sqft lot Est $172k · at est.

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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 +18.2/30.0
• ARV discount +8.2/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• 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

Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

Key facts

• Near schools
• Bright layout
• Natural light

Tags

• BRIGHT LAYOUT
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• NEAR SCHOOLS
• NEAR PARKS

Property features AI

Finance

• Other: Directions: West on Rosslyn from Middlebelt Road
• Financial info: Annual tax: $2,234

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Approximately 1,010 square feet above grade; Located in Middlebelt Gardens Subdivision; Cross streets: West of Middlebelt Road, South of Ford Road
• Construction: Vinyl siding; Built with conventional foundation
• Exterior features: Paved road access; Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Total of 5 rooms; Unfinished basement; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $160k (5.1% below list).
• Recommended offer: $160k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.8% in Garden City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

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

• It's been on market 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,363 (5.1% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29455 Rosslyn Ave	0.00mi	3/1.0	1,010 (+4%)	0mo	$180,000	$178	94
431 Lytle Pl	0.16mi	3/1.0	967 (-1%)	1mo	$153,600	$159	90
462 Clair St	0.33mi	3/1.0	1,000 (+3%)	1mo	$265,000	$265	80
28969 Sheridan St	0.25mi	3/1.5	1,002 (+3%)	3mo	$242,000	$242	79
29725 Brown Ct	0.28mi	3/1.0	925 (-5%)	1mo	$185,000	$200	77
28999 Beechnut St	0.44mi	3/1.0	1,008 (+3%)	0mo	$180,000	$179	74
28999 Beechnut St	0.44mi	3/1.0	1,008 (+3%)	3mo	$86,500	$86	72
29522 Grandview St	0.72mi	3/1.0	972 (-0%)	1mo	$130,000	$134	65
29631 Steinhauer St	0.63mi	3/1.0	1,008 (+3%)	2mo	$75,000	$74	63
29707 Birchwood St	0.70mi	3/1.0	1,000 (+3%)	1mo	$96,000	$96	62
28930 Birchwood St	0.71mi	3/1.0	1,008 (+3%)	0mo	$150,000	$149	61
1147 Harrison Ave	0.59mi	3/1.0	1,065 (+9%)	0mo	$187,000	$176	57

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-16,714
• Equity at exit: $25,198

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,194
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$886
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $151

Break-even live

Break-even rent $1,412

Max offer price $169,000

Occupancy floor 86%

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: $42,250
• Closing costs: $5,070
• 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	12d	1	0.22mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	0.64mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	0.76mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	0.82mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	0.88mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.89mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	0.92mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	1.03mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	1.08mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	1.11mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.13mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	1d	9	1.24mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	1.44mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	1d	7	1.49mi

Listing history 16 events

1. 2026-05-14
   status Pending

   Show marketing remark (541 chars)

   Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

2. 2026-05-14
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

3. 2026-05-04
   historical Accepting Backup Offers 541-char remark

   Show marketing remark (541 chars)

   Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

4. 2026-05-04
   historical Active Under Contract

   Show marketing remark (541 chars)

   Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

5. 2026-04-26
   listed $169,000 Active

   Show marketing remark (541 chars)

   Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

6. 2026-04-26
   listed $169,000 Active 541-char remark

   Show marketing remark (541 chars)

   Charming 3-bedroom, 1 full bath home located on a quiet street in a desirable neighborhood. This well-maintained property features a bright and functional layout with spacious living areas filled with natural light. The kitchen flows nicely into the dining space, making it perfect for everyday living. Generously sized bedrooms provide comfort and flexibility. The unfinished basement presents a great opportunity to customize and add additional living space or storage. Conveniently located near schools, parks, shopping, and major routes.

7. 2025-08-01
   soldstatus $153,000
8. 2025-07-25
   soldstatus $153,000 Closed 314-char remark

   Show marketing remark (314 chars)

   Solid 3 bedroom home in nice neighborhood, with large yard just waiting for some TLC to make it your own. Yard is fenced with room for garage. Home is being sold As-Is. Furnace is 2 years old and has had inspection. Buyer is to take care of all the C of O repairs. Measurements are approx and should be verified. .

9. 2025-07-25
   soldstatus $153,000 Closed

   Show marketing remark (314 chars)

   Solid 3 bedroom home in nice neighborhood, with large yard just waiting for some TLC to make it your own. Yard is fenced with room for garage. Home is being sold As-Is. Furnace is 2 years old and has had inspection. Buyer is to take care of all the C of O repairs. Measurements are approx and should be verified. .

10. 2025-06-19
    status Pending 314-char remark

    Show marketing remark (314 chars)

    Solid 3 bedroom home in nice neighborhood, with large yard just waiting for some TLC to make it your own. Yard is fenced with room for garage. Home is being sold As-Is. Furnace is 2 years old and has had inspection. Buyer is to take care of all the C of O repairs. Measurements are approx and should be verified. .

11. 2025-06-19
    status Pending

    Show marketing remark (314 chars)

    Solid 3 bedroom home in nice neighborhood, with large yard just waiting for some TLC to make it your own. Yard is fenced with room for garage. Home is being sold As-Is. Furnace is 2 years old and has had inspection. Buyer is to take care of all the C of O repairs. Measurements are approx and should be verified. .

12. 2025-06-17
    listed $145,000 Active

    Show marketing remark (314 chars)

    Solid 3 bedroom home in nice neighborhood, with large yard just waiting for some TLC to make it your own. Yard is fenced with room for garage. Home is being sold As-Is. Furnace is 2 years old and has had inspection. Buyer is to take care of all the C of O repairs. Measurements are approx and should be verified. .

13. 2025-06-17
    listed $145,000 Active 314-char remark

    Show marketing remark (314 chars)

    Solid 3 bedroom home in nice neighborhood, with large yard just waiting for some TLC to make it your own. Yard is fenced with room for garage. Home is being sold As-Is. Furnace is 2 years old and has had inspection. Buyer is to take care of all the C of O repairs. Measurements are approx and should be verified. .

14. 2008-09-26
    soldstatus $60,750
15. 2008-07-11
    listed $57,900
16. 1994-08-11
    soldstatus $59,900

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $2,256 · $188/mo
• Expected delta: +$347/yr (+$29/mo · 18.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $19,244
• − Mortgage interest: −$9,467
• − Property taxes: −$1,909
• − Insurance: −$845
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,916
• Taxable loss: −$973
• Est. tax savings @ 24.0%: +$233
• After-tax cash flow: $2,047/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

+182.1% since first listed

16 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-04-26 Listed $169,000 REALCOMP
• 2026-04-26 Listed $169,000 MiRealSource-MiMLS
• 2025-08-01 Sold (Public Records) $153,000 Public Records
• 2025-07-25 Sold (MLS) $153,000 REALCOMP
• 2025-07-25 Sold (MLS) $153,000 MiRealSource-MiMLS
• 2025-06-19 Pending — MiRealSource-MiMLS
• 2025-06-19 Pending — REALCOMP
• 2025-06-17 Listed $145,000 REALCOMP
• 2025-06-17 Listed $145,000 MiRealSource-MiMLS
• 2008-09-26 Sold (MLS) $60,750 REALCOMP
• 2008-07-11 Listed $57,900 REALCOMP
• 1994-08-11 Sold (Public Records) $59,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,909 · -10.9% YoY. Source: county tax records.