28731 Kathryn St · Garden City, MI 48135

$209,000

3 bd · 1.0 ba · 940 sqft · SingleFamily public records · 8 Days on market

Built 1955 6,534 sqft lot Est $149k · 40% 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 +10.2/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cheery, classic 3-bedroom brick ranch in Garden City! Original hardwood flooring runs through most of the main level. The living room features a beautiful, large bay window! The fenced-in backyard is perfect for relaxing, entertaining, or whatever your heart desires! Enjoy the convenience of a solid 2-car garage and a spacious basement that doubles your living area and storage. The partially finished basement is clean and features a black-painted ceiling, ready for a "man cave", playroom, or home office, with plenty of room left for utilities, workshop area, and laundry. The home offers nicely sized bedrooms and a full bath. This solid home is ready for its next owner! All appliances are included, and the seller will provide a certificate of occupancy at closing. Ideally located just 18 minutes from Detroit Metro Airport, close to shopping and dining, and only a couple of blocks from the sought-after Tipton Academy! Schedule your showing today and move in by summer! * * * * MULTIPLE OFFERS RECEIVED * * * *

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior
• Exterior features: Front porch; Fenced backyard; Paved road access; Sidewalks in the community

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially finished basement; Basement present; 6 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (23.8% below list).
• Recommended offer: $159k (23.8% 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); 134 active listings in the ZIP; 15 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 $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $73k; list at $209k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,324 (23.8% 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 1955 — 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: 0.76% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $149,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28999 Beechnut St	0.23mi	3/1.0	1,008 (+7%)	0mo	$180,000	$179	77
431 Lytle Pl	0.43mi	3/1.0	967 (+3%)	1mo	$153,600	$159	74
29455 Rosslyn Ave	0.39mi	3/1.0	1,010 (+7%)	0mo	$180,000	$178	69
29725 Brown Ct	0.64mi	3/1.0	925 (-2%)	1mo	$185,000	$200	66
28930 Birchwood St	0.48mi	3/1.0	1,008 (+7%)	0mo	$150,000	$149	65
29522 Grandview St	0.66mi	3/1.0	972 (+3%)	1mo	$130,000	$134	63
28005 Avondale St	0.74mi	3/1.0	962 (+2%)	2mo	$107,500	$112	60
462 Clair St	0.65mi	3/1.0	1,000 (+6%)	1mo	$265,000	$265	58
29631 Steinhauer St	0.62mi	3/1.0	1,008 (+7%)	2mo	$75,000	$74	57
29707 Birchwood St	0.69mi	3/1.0	1,000 (+6%)	1mo	$96,000	$96	56
1147 Harrison Ave	0.47mi	3/1.0	1,065 (+13%)	0mo	$187,000	$176	56
28521 Oakwood St	0.70mi	3/1.0	1,025 (+9%)	0mo	$145,000	$141	52

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-40,352
• Equity at exit: $31,163

10-year hold

• IRR: -11.2%
• Equity multiple: 0.31×
• Total profit: $-40,527
• Equity at exit: $18,071

Cash invested: $58,520 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-118

Break-even live

Break-even rent $1,743

Max offer price $188,153

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.55mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	1d	1	0.72mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.77mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	12d	1	0.81mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	43d	1	0.84mi
238 Yorkshire Blvd Dearborn Heights, MI	1.0–2.0	1.0	741	$1,424	$1.92	1d	9	0.86mi
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	43d	3	0.88mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	21d	1	0.92mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	43d	1	0.98mi
27184 Lucerne Dr Inkster, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.09mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	24d	1	1.11mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	1d	1	1.13mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	4d	1	1.17mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	43d	1	1.35mi
26322 Westphal St Dearborn Heights, MI	1.0–2.0	1.0	762	$1,455	$1.91	1d	24	1.37mi

Listing history 7 events

1. 2026-05-22
   status Pending 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to this cheery, classic 3-bedroom brick ranch in Garden City! Original hardwood flooring runs through most of the main level. The living room features a beautiful, large bay window! The fenced-in backyard is perfect for relaxing, entertaining, or whatever your heart desires! Enjoy the convenience of a solid 2-car garage and a spacious basement that doubles your living area and storage. The partially finished basement is clean and features a black-painted ceiling, ready for a "man cave", playroom, or home office, with plenty of room left for utilities, workshop area, and laundry. The home offers nicely sized bedrooms and a full bath. This solid home is ready for its next owner! All appliances are included, and the seller will provide a certificate of occupancy at closing. Ideally located just 18 minutes from Detroit Metro Airport, close to shopping and dining, and only a couple of blocks from the sought-after Tipton Academy! Schedule your showing today and move in by summer! * * * * MULTIPLE OFFERS RECEIVED * * * *

2. 2026-05-22
   status Pending

   Show marketing remark (1055 chars)

   Welcome to this cheery, classic 3-bedroom brick ranch in Garden City! Original hardwood flooring runs through most of the main level. The living room features a beautiful, large bay window! The fenced-in backyard is perfect for relaxing, entertaining, or whatever your heart desires! Enjoy the convenience of a solid 2-car garage and a spacious basement that doubles your living area and storage. The partially finished basement is clean and features a black-painted ceiling, ready for a "man cave", playroom, or home office, with plenty of room left for utilities, workshop area, and laundry. The home offers nicely sized bedrooms and a full bath. This solid home is ready for its next owner! All appliances are included, and the seller will provide a certificate of occupancy at closing. Ideally located just 18 minutes from Detroit Metro Airport, close to shopping and dining, and only a couple of blocks from the sought-after Tipton Academy! Schedule your showing today and move in by summer! * * * * MULTIPLE OFFERS RECEIVED * * * *

3. 2026-05-15
   listed $209,000 Active 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to this cheery, classic 3-bedroom brick ranch in Garden City! Original hardwood flooring runs through most of the main level. The living room features a beautiful, large bay window! The fenced-in backyard is perfect for relaxing, entertaining, or whatever your heart desires! Enjoy the convenience of a solid 2-car garage and a spacious basement that doubles your living area and storage. The partially finished basement is clean and features a black-painted ceiling, ready for a "man cave", playroom, or home office, with plenty of room left for utilities, workshop area, and laundry. The home offers nicely sized bedrooms and a full bath. This solid home is ready for its next owner! All appliances are included, and the seller will provide a certificate of occupancy at closing. Ideally located just 18 minutes from Detroit Metro Airport, close to shopping and dining, and only a couple of blocks from the sought-after Tipton Academy! Schedule your showing today and move in by summer! * * * * MULTIPLE OFFERS RECEIVED * * * *

4. 2026-05-15
   listed $209,000 Active

   Show marketing remark (1055 chars)

   Welcome to this cheery, classic 3-bedroom brick ranch in Garden City! Original hardwood flooring runs through most of the main level. The living room features a beautiful, large bay window! The fenced-in backyard is perfect for relaxing, entertaining, or whatever your heart desires! Enjoy the convenience of a solid 2-car garage and a spacious basement that doubles your living area and storage. The partially finished basement is clean and features a black-painted ceiling, ready for a "man cave", playroom, or home office, with plenty of room left for utilities, workshop area, and laundry. The home offers nicely sized bedrooms and a full bath. This solid home is ready for its next owner! All appliances are included, and the seller will provide a certificate of occupancy at closing. Ideally located just 18 minutes from Detroit Metro Airport, close to shopping and dining, and only a couple of blocks from the sought-after Tipton Academy! Schedule your showing today and move in by summer! * * * * MULTIPLE OFFERS RECEIVED * * * *

5. 2026-05-14
   historical $209,000 1055-char remark

   Show marketing remark (1055 chars)

   Welcome to this cheery, classic 3-bedroom brick ranch in Garden City! Original hardwood flooring runs through most of the main level. The living room features a beautiful, large bay window! The fenced-in backyard is perfect for relaxing, entertaining, or whatever your heart desires! Enjoy the convenience of a solid 2-car garage and a spacious basement that doubles your living area and storage. The partially finished basement is clean and features a black-painted ceiling, ready for a "man cave", playroom, or home office, with plenty of room left for utilities, workshop area, and laundry. The home offers nicely sized bedrooms and a full bath. This solid home is ready for its next owner! All appliances are included, and the seller will provide a certificate of occupancy at closing. Ideally located just 18 minutes from Detroit Metro Airport, close to shopping and dining, and only a couple of blocks from the sought-after Tipton Academy! Schedule your showing today and move in by summer! * * * * MULTIPLE OFFERS RECEIVED * * * *

6. 2014-08-05
   soldstatus $73,000
7. 1995-06-26
   soldstatus $73,000

ⓘ 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: $2,323 · $194/mo
• Projected year-2 tax: $2,771 · $231/mo
• Expected delta: +$448/yr (+$37/mo · 19.3%)

ⓘ 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: $19,119
• − Mortgage interest: −$11,707
• − Property taxes: −$2,323
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$6,080
• Taxable loss: −$5,095
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $-193/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

+186.3% since first listed

7 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-15 Listed $209,000 MiRealSource-MiMLS
• 2026-05-15 Listed $209,000 REALCOMP
• 2026-05-14 Coming Soon $209,000 MiRealSource-MiMLS
• 2014-08-05 Sold (Public Records) $73,000 Public Records
• 1995-06-26 Sold (Public Records) $73,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,323 · -11.1% YoY. Source: county tax records.