28936 Bridge St · Garden City, MI 48135

$241,900

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 4 Days on market

Built 1954 6,098 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready home that seller has lovingly cared for over the years. Kitchen addition gives added eating space and kitchen island promotes easy cooking and prep work. All appliances stay. Island counter and kitchen counters are concrete. All appliances stay. Hardwood floors throughout the main level except for the kitchen and bath (hardwood under bedroom carpet). Upstairs the back of the home was partially bumped out to allow for additional bathroom (already Plumbed and heated and with electricity) and or a walk in closet. Basement is finished with a carpeted recreation area, laundry area and a brand new bath with walk-in shower stall. Seller has completed the City required repairs for the

Key facts

• Kitchen addition
• Finished basement
• Concrete counters

Tags

• KITCHEN ADDITION
• KITCHEN ISLAND
• CONCRETE COUNTERS
• HARDWOOD FLOORS
• ADDITIONAL BATHROOM
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage with electricity; Approximately 2.5 garage parking spaces
• Utilities: Public water; Natural gas; Public sewer (assumed from listing utilities); Electric service (garage wired)
• Home design: Residential property; 1 1/2-story structure; Built in 1954; Basement foundation; Frontage: 48 feet
• Construction: Vinyl siding exterior
• Exterior features: Fenced yard; Porch; Paved street access

Interior

• Kitchen: 20 x 12 kitchen; Dishwasher; Disposal; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 (Second level) — 12 x 26, carpet; Bedroom 2 (Entry level) — 11 x 12, carpet; Bedroom 3 (Entry level) — approx. 11 wide, carpet
• Flooring: Carpet in bedrooms; Wood flooring in living room; Ceramic in main bathroom
• Bathrooms: Two full bathrooms; Main/entry bathroom with ceramic flooring; Basement bathroom (7 x 7)
• Heating & cooling: Forced air heating; Central A/C; Natural gas heating fuel; Gas water heater
• Interior features: Seven total rooms; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (30.9% below list).
• Recommended offer: $167k (30.9% 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 18d 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $242k implies a 304% 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 $167,075 (30.9% 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: 0.69% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $158,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29536 Dover St	0.37mi	2/1.0 (-1)	897 (-1%)	6mo	$156,000	$174	71
28807 Block St	0.54mi	3/1.0	895 (-2%)	2mo	$163,200	$182	70
29624 Bridge St	0.37mi	3/1.0	955 (+5%)	5mo	$130,000	$136	70
7256 Deering St	0.58mi	3/1.0	936 (+3%)	1mo	$180,000	$192	67
28710 Cambridge St	0.12mi	3/2.0	1,030 (+13%)	5mo	$175,000	$170	64
7355 W Frumin Ct	0.47mi	3/1.0	1,020 (+12%)	1mo	$225,000	$221	58
7401 Floral St	0.53mi	3/1.0	1,000 (+10%)	6mo	$169,000	$169	54
6141 Harrison St	0.54mi	2/1.0 (-1)	812 (-11%)	4mo	$138,000	$170	48
28980 Dawson St	0.57mi	2/1.0 (-1)	800 (-12%)	0mo	$137,500	$172	48
6582 Sterling Ct	0.69mi	3/1.5	1,000 (+10%)	4mo	$195,000	$195	46
28455 Birchlawn St	0.69mi	2/1.0 (-1)	800 (-12%)	1mo	$166,000	$208	42
28824 Birchlawn St	0.63mi	2/1.0 (-1)	1,034 (+14%)	2mo	$60,000	$58	41

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: $-52,643
• Equity at exit: $36,068

10-year hold

• IRR: -15.3%
• Equity multiple: 0.11×
• Total profit: $-60,139
• Equity at exit: $20,915

Cash invested: $67,732 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$178 /mo · $2,137/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-228

Break-even live

Break-even rent $1,959

Max offer price $201,700

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-159	+0% $-228	+5% $-296	+10% $-364
Rent	-10% $-360	-5% $-294	+0% $-228	+5% $-162	+10% $-96
Rate	-1.0pp $-106	-0.5pp $-166	base $-228	+0.5pp $-290	+1.0pp $-354

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: $60,475
• Closing costs: $7,257
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7484 Affeldt St Westland, MI	3.0	1.0	1120	$1,500	$1.34	25d	1	0.39mi
7457 Harrison St Westland, MI	3.0	1.0	1120	$1,900	$1.70	0d	1	0.39mi
7435 Lathers St Westland, MI	3.0	1.0	1120	$1,900	$1.70	17d	1	0.42mi
7048 Deering St Garden City, MI	3.0	1.0	910	$1,500	$1.65	18d	1	0.54mi
5927 Lathers St Garden City, MI	3.0	1.0	1000	$1,600	$1.60	0d	1	0.70mi
6954 Inkster Rd Dearborn Heights, MI	1.0–2.0	1.0–1.5	837	$1,339	$1.60	0d	9	0.77mi
5839 Helen St Garden City, MI	3.0	1.0	984	$1,500	$1.52	0d	1	0.81mi
30500 Warren Rd Westland, MI	2.0	1.0	900	$1,128	$1.25	44d	1	1.02mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.14mi
7560 N Merriman Rd Westland, MI	1.0–2.0	1.0	805	$1,135	$1.41	25d	2	1.19mi
27201 Canfield St W Dearborn Heights, MI	1.0–2.0	1.0–2.0	852	$1,499	$1.76	2d	22	1.28mi
31480 Warren Rd Unit 203 Westland, MI	2.0	2.0	995	$1,650	$1.66	44d	1	1.31mi
31680 Cowan Rd Westland, MI	1.0–2.0	1.0	700	$1,300	$1.86	44d	1	1.41mi
79 3rd St Unit 79 Dearborn Heights, MI	2.0	1.0	840	$1,339	$1.59	25d	1	1.42mi
181 Terri Dr Unit 181 Dearborn Heights, MI	2.0	2.0	840	$1,119	$1.33	5d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $241,900 Active 4 DOM
2. 2026-06-17
   days on market $241,900 Active 3 DOM
3. 2026-06-16
   days on market $241,900 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $241,900 Active 1 DOM
5. 2026-06-15
   days on market $241,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $241,900 Active 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: $2,137 · $178/mo
• Projected year-2 tax: $2,931 · $244/mo
• Expected delta: +$794/yr (+$66/mo · 37.1%)

ⓘ 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: $20,049
• − Mortgage interest: −$13,550
• − Property taxes: −$2,137
• − Insurance: −$1,210
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$7,037
• Taxable loss: −$7,093
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,028/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

+303.8% since first listed

2 events — show timeline

• 2026-06-12 Listed $241,900 MiRealSource-MiMLS
• 1992-02-04 Sold (Public Records) $59,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,137 · +3.6% YoY. Source: county tax records.