128 Henry Ruff Rd · Garden City, MI 48135

$183,500

3 bd · 1.0 ba · 895 sqft · SingleFamily public records · 93 Days on market

Built 1925 8,712 sqft lot Est $159k · 15% 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable home is waiting on its new owner. This home is positioned on a large lot. Most everything has been updated. Floors, carpet, freshly painted and updated kitchen. It offers a very Spacious Kitchen, with many cabinets and plenty of counter space. The home has lots of natural light flowing through, it has a modern bright open feel. It offers plenty of living space, It offers a spacious flex room, that was previously used as a master bedroom or it can be used as a recreational room or whatever accommodates your needs. This is a move in ready, in seek of a new owner. Listing Agent is part Owner of the property. All data, info, sizes are approx. but not guaranteed. All parties are held harmless and have disclosed everything to the best of their knowledge. Certificate of occupancy is completed. Take the time to schedule a tour of this home. The potential is unlimited. This home offers a lot for the buck. Come take a peek.

Key facts

• 8,712 sq ft lot
• Built 1925
• Listed 92 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.2 acres (62.47 x 139)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $14 ($167/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 $157k (14.3% below list).
• Recommended offer: $157k (14.3% 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-.
• 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.
• Zoned schools: Douglas Elementary 34 Campus (math 29% / reading 32%, grade F, #858 of 1,397 statewide, top 61%, 433 students, 61% FRL); Garden City Middle School (math 20% / reading 36%, grade F, #359 of 493 statewide, top 73%, 435 students, 58% FRL); Garden City High School (math 17% / reading 42%, grade F, #441 of 713 statewide, top 64%, 846 students, 44% FRL).
• Market conditions: Rents rising (+3.6%/yr); 139 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• It's been on market 93 days — a 9% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 30y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $184k implies a 818% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,168 (14.3% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $159,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Clair St	0.19mi	3/1.0	1,000 (+12%)	1mo	$265,000	$265	71
431 Lytle Pl	0.35mi	3/1.0	967 (+8%)	1mo	$153,600	$159	69
29725 Brown Ct	0.59mi	3/1.0	925 (+3%)	2mo	$185,000	$200	66
29522 Grandview St	0.58mi	3/1.0	972 (+9%)	1mo	$130,000	$134	58
29707 Birchwood St	0.50mi	3/1.0	1,000 (+12%)	1mo	$96,000	$96	56
31244 Rosslyn Ave	0.53mi	3/1.0	1,000 (+12%)	0mo	$224,900	$225	56
29455 Rosslyn Ave	0.49mi	3/1.0	1,010 (+13%)	1mo	$180,000	$178	55
29631 Steinhauer St	0.49mi	3/1.0	1,008 (+13%)	2mo	$75,000	$74	54
28999 Beechnut St	0.65mi	3/1.0	1,008 (+13%)	0mo	$180,000	$179	48
28999 Beechnut St	0.65mi	3/1.0	1,008 (+13%)	3mo	$86,500	$86	46
31732 Alvin St	0.72mi	4/1.0 (+1)	1,000 (+12%)	0mo	$210,000	$210	41
29497 Oakwood St	0.72mi	2/1.0 (-1)	1,025 (+14%)	1mo	$110,000	$107	36

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-27,817
• Equity at exit: $27,360

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-18,787
• Equity at exit: $15,866

Cash invested: $51,380 (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: 139
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$962
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $14

Break-even live

Break-even rent $1,554

Max offer price $183,500

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $66	+0% $14	+5% $-38	+10% $-90
Rent	-10% $-110	-5% $-48	+0% $14	+5% $76	+10% $138
Rate	-1.0pp $106	-0.5pp $61	base $14	+0.5pp $-34	+1.0pp $-82

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 E Tami Cir Westland, MI	1.0–2.0	1.0–1.5	800	$1,209	$1.51	45d	3	0.11mi
30520 Hiveley St Westland, MI	3.0	1.0	1105	$1,700	$1.54	23d	1	0.25mi
536 N Leona Ave Garden City, MI	3.0	1.0	1000	$1,440	$1.44	14d	1	0.32mi
31217 Cherry Hill Rd Westland, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	0.39mi
30043 Grandview St Unit 1 Inkster, MI	3.0	1.5	1004	$1,275	$1.27	45d	1	0.46mi
29800 Oakwood St Inkster, MI	3.0	1.0	1040	$1,400	$1.35	14d	1	0.62mi
30010 Hazelwood St Inkster, MI	3.0	1.0	1044	$1,300	$1.25	45d	1	0.69mi
29203 Oakwood St Inkster, MI	3.0	1.5	912	$1,600	$1.75	0d	1	0.80mi
110 Waterbury Ct Westland, MI	2.0	1.0–2.0	581	$1,350	$2.32	3d	7	1.03mi
29971 Brooklane St Inkster, MI	3.0	1.0	974	$1,450	$1.49	45d	1	1.10mi
32448 Birchwood St Westland, MI	3.0	1.0	963	$1,675	$1.74	18d	1	1.10mi
1150 Magnolia Dr Inkster, MI	3.0	1.0	900	$1,300	$1.44	26d	1	1.21mi
31820 Bay Ct Westland, MI	2.0	1.0	834	$1,125	$1.35	18d	1	1.22mi
1189 Woodland Dr Inkster, MI	3.0	1.0	994	$1,400	$1.41	1d	1	1.30mi
1713 Gilman St Garden City, MI	3.0	1.0	860	$1,600	$1.86	0d	1	1.34mi
31809 Tuscola Ct Westland, MI	3.0	1.0	1078	$1,400	$1.30	1d	1	1.37mi
33381 Florence St Garden City, MI	3.0	2.0	1000	$1,540	$1.54	4d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $183,500 Active 93 DOM
2. 2026-06-18
   days on market $183,500 Active 90 DOM
3. 2026-06-17
   days on market $183,500 Active 89 DOM
4. 2026-06-16
   days on market $183,500 Active 88 DOM
5. 2026-06-15
   days on market $183,500 Active 87 DOM
6. 2026-06-13
   days on market $183,500 Active 85 DOM
7. 2026-06-13
   days on market $183,500 Active 84 DOM
8. 2026-06-09
   days on market $183,500 Active 81 DOM
9. 2026-06-08
   days on market $183,500 Active 80 DOM
10. 2026-06-07
    days on market $183,500 Active 79 DOM
11. 2026-06-04
    days on market $183,500 Active 76 DOM
12. 2026-06-03
    days on market $183,500 Active 75 DOM
13. 2026-06-02
    days on market $183,500 Active 74 DOM
14. 2026-06-01
    days on market $183,500 Active 73 DOM
15. 2026-05-31
    days on market $183,500 Active 72 DOM
16. 2026-05-01
    price $183,500 941-char remark

    Show marketing remark (941 chars)

    This adorable home is waiting on its new owner. This home is positioned on a large lot. Most everything has been updated. Floors, carpet, freshly painted and updated kitchen. It offers a very Spacious Kitchen, with many cabinets and plenty of counter space. The home has lots of natural light flowing through, it has a modern bright open feel. It offers plenty of living space, It offers a spacious flex room, that was previously used as a master bedroom or it can be used as a recreational room or whatever accommodates your needs. This is a move in ready, in seek of a new owner. Listing Agent is part Owner of the property. All data, info, sizes are approx. but not guaranteed. All parties are held harmless and have disclosed everything to the best of their knowledge. Certificate of occupancy is completed. Take the time to schedule a tour of this home. The potential is unlimited. This home offers a lot for the buck. Come take a peek.

17. 2026-04-30
    price $183,500
18. 2026-03-21
    listed $199,500 Active 941-char remark

    Show marketing remark (941 chars)

    This adorable home is waiting on its new owner. This home is positioned on a large lot. Most everything has been updated. Floors, carpet, freshly painted and updated kitchen. It offers a very Spacious Kitchen, with many cabinets and plenty of counter space. The home has lots of natural light flowing through, it has a modern bright open feel. It offers plenty of living space, It offers a spacious flex room, that was previously used as a master bedroom or it can be used as a recreational room or whatever accommodates your needs. This is a move in ready, in seek of a new owner. Listing Agent is part Owner of the property. All data, info, sizes are approx. but not guaranteed. All parties are held harmless and have disclosed everything to the best of their knowledge. Certificate of occupancy is completed. Take the time to schedule a tour of this home. The potential is unlimited. This home offers a lot for the buck. Come take a peek.

19. 2026-03-21
    listed $199,500 Active

    Show marketing remark (941 chars)

    This adorable home is waiting on its new owner. This home is positioned on a large lot. Most everything has been updated. Floors, carpet, freshly painted and updated kitchen. It offers a very Spacious Kitchen, with many cabinets and plenty of counter space. The home has lots of natural light flowing through, it has a modern bright open feel. It offers plenty of living space, It offers a spacious flex room, that was previously used as a master bedroom or it can be used as a recreational room or whatever accommodates your needs. This is a move in ready, in seek of a new owner. Listing Agent is part Owner of the property. All data, info, sizes are approx. but not guaranteed. All parties are held harmless and have disclosed everything to the best of their knowledge. Certificate of occupancy is completed. Take the time to schedule a tour of this home. The potential is unlimited. This home offers a lot for the buck. Come take a peek.

20. 2026-03-19
    historical $199,500 941-char remark

    Show marketing remark (941 chars)

    This adorable home is waiting on its new owner. This home is positioned on a large lot. Most everything has been updated. Floors, carpet, freshly painted and updated kitchen. It offers a very Spacious Kitchen, with many cabinets and plenty of counter space. The home has lots of natural light flowing through, it has a modern bright open feel. It offers plenty of living space, It offers a spacious flex room, that was previously used as a master bedroom or it can be used as a recreational room or whatever accommodates your needs. This is a move in ready, in seek of a new owner. Listing Agent is part Owner of the property. All data, info, sizes are approx. but not guaranteed. All parties are held harmless and have disclosed everything to the best of their knowledge. Certificate of occupancy is completed. Take the time to schedule a tour of this home. The potential is unlimited. This home offers a lot for the buck. Come take a peek.

21. 2016-05-12
    historical
22. 2016-05-11
    historical
23. 2016-05-03
    price $70,000
24. 2016-05-03
    price $70,000
25. 2016-04-16
    status Active
26. 2016-03-02
    historical
27. 2016-03-01
    listed $71,900 Active
28. 2016-02-23
    listed $71,900 Active
29. 2015-12-30
    soldstatus $20,000 Sold
30. 2015-12-30
    soldstatus $20,000
31. 2015-12-10
    historical
32. 2015-12-10
    historical
33. 2015-12-02
    price $24,900
34. 2015-10-31
    price $25,900
35. 2015-09-30
    price $29,900
36. 2015-08-29
    listed $34,900 Active
37. 2015-08-27
    listed $24,900
38. 2007-07-17
    soldstatus $102,500
39. 2007-05-25
    soldstatus $102,500
40. 2007-01-29
    listed $99,900
41. 2007-01-29
    historical
42. 2006-08-02
    historical
43. 2006-08-01
    listed $109,900
44. 2006-05-23
    historical
45. 2006-05-19
    listed $114,900
46. 2006-03-22
    listed $119,900
47. 1999-12-31
    historical
48. 1999-09-29
    listed $76,000
49. 1997-01-10
    soldstatus $55,000
50. 1996-11-01
    soldstatus $55,000

ⓘ 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: $2,268 · $189/mo
• Projected year-2 tax: $2,547 · $212/mo
• Expected delta: +$279/yr (+$23/mo · 12.3%)

ⓘ 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: $18,860
• − Mortgage interest: −$10,279
• − Property taxes: −$2,268
• − Insurance: −$918
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,338
• Taxable loss: −$2,960
• Est. tax savings @ 24.0%: +$710
• After-tax cash flow: $877/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

+206.3% since first listed

38 events — show timeline

• 2026-05-01 Price Changed $183,500 MiRealSource-MiMLS
• 2026-04-30 Price Changed $183,500 REALCOMP
• 2026-03-21 Listed $199,500 MiRealSource-MiMLS
• 2026-03-21 Listed $199,500 REALCOMP
• 2026-03-19 Coming Soon $199,500 MiRealSource-MiMLS
• 2016-05-12 Listing Removed — MiRealSource-MiMLS
• 2016-05-11 Listing Removed — REALCOMP
• 2016-05-03 Price Changed $70,000 MiRealSource-MiMLS
• 2016-05-03 Price Changed $70,000 REALCOMP
• 2016-04-16 Relisted — MiRealSource-MiMLS
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $71,900 MiRealSource-MiMLS
• 2016-02-23 Listed $71,900 REALCOMP
• 2015-12-30 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2015-12-30 Sold (MLS) $20,000 REALCOMP
• 2015-12-10 Listing Removed — REALCOMP
• 2015-12-10 Listing Removed — MiRealSource-MiMLS
• 2015-12-02 Price Changed $24,900 REALCOMP
• 2015-10-31 Price Changed $25,900 REALCOMP
• 2015-09-30 Price Changed $29,900 REALCOMP
• 2015-08-29 Listed $34,900 REALCOMP
• 2015-08-27 Listed $24,900 MiRealSource-MiMLS
• 2007-07-17 Sold (Public Records) $102,500 Public Records
• 2007-05-25 Sold (MLS) $102,500 REALCOMP
• 2007-01-29 Listing Removed — REALCOMP
• 2007-01-29 Listed $99,900 REALCOMP
• 2006-08-02 Listing Removed — REALCOMP
• 2006-08-01 Listed $109,900 REALCOMP
• 2006-05-23 Listing Removed — REALCOMP
• 2006-05-19 Listed $114,900 REALCOMP
• 2006-03-22 Listed $119,900 REALCOMP
• 1999-12-31 Listing Removed — REALCOMP
• 1999-09-29 Listed $76,000 REALCOMP
• 1997-01-10 Sold (Public Records) $55,000 Public Records
• 1996-11-01 Sold (MLS) $55,000 REALCOMP
• 1996-09-11 Listing Removed — REALCOMP
• 1996-09-11 Listed $57,500 REALCOMP
• 1996-08-21 Listed $59,900 REALCOMP

Property tax history

-0.9%/yr

Latest (2025): $2,268 · -19.5% YoY. Source: county tax records.