166 Winter St · Battle Creek, MI 49015

$165,000

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 1 Days on market

Built 1934 8,233 sqft lot Est $141k · 17% 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 +20.4/30.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

There's something wonderfully reassuring about a home where the hard work has already been done CORRECTLY! Over the last year, this 3-bedroom home has gone through a true top-to-bottom renovation: New furnace and AC, updated electrical and plumbing, new soffits, fascia, exterior doors, and new roofs on both the house and garage. The flooring, drywall, paint, lighting, and fixtures are all updated. All of this work was properly permitted and approved by the City of Battle Creek. The kitchen and entertainment spaces feel bright and welcoming with all new cabinetry, counters, fixtures, and appliances, while still keeping touches of original wood trim and character that give the home personality. One bedroom even opens directly onto a small back deck, creating a quiet spot for morning coffee or winding down at the end of the day. There's a detached 2-car garage, partially fenced yard, and a basement that's now dry, usable storage thanks to a new waterproofing system.

Key facts

• 8,233 sq ft lot
• 2 garage spots
• Built 1934

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Ranch-style single-family home; Built in 1934
• Construction: Vinyl siding
• Exterior features: Lot is 0.19 acres; Public water

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 7 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $156k (5.6% below list).
• Recommended offer: $156k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.2% in Battle Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#198 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, crime F.
• Lakeview School District (Calhoun) (urban): math 28% / reading 40% proficiency, ranked #291 of 540 in MI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.1%/yr); 165 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 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.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,715 (5.6% below list)

Questions for the listing agent

1. Built in 1934 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.94% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $141,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Summer St	0.19mi	3/2.0	1,090 (-3%)	3mo	$118,750	$109	79
236 Surby Ave	0.54mi	3/1.0	1,144 (+1%)	2mo	$159,900	$140	71
223 W Territorial Rd W	0.32mi	3/1.0	1,226 (+9%)	0mo	$130,000	$106	70
514 Iroquois Ave	0.43mi	2/1.0 (-1)	1,168 (+4%)	2mo	$168,000	$144	67
243 Winter St	0.19mi	3/1.0	960 (-15%)	0mo	$97,000	$101	66
545 W Territorial Rd	0.23mi	2/2.0 (-1)	1,224 (+8%)	1mo	$127,000	$104	66
33 Pleasant Ave	0.37mi	2/1.0 (-1)	1,036 (-8%)	0mo	$130,000	$125	64
64 Pleasant Ave	0.33mi	3/1.0	1,260 (+12%)	3mo	$174,000	$138	63
99 Winter St	0.15mi	2/1.0 (-1)	964 (-14%)	2mo	$130,000	$135	62
50 Arbor St	0.56mi	4/2.0 (+1)	1,151 (+2%)	4mo	$175,000	$152	58
64 W Goguac St W	0.71mi	3/1.0	1,220 (+8%)	2mo	$49,000	$40	51
61 Harris Ave	0.51mi	2/1.0 (-1)	1,000 (-11%)	3mo	$95,000	$95	50

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-4,926
• Equity at exit: $24,602

10-year hold

• IRR: 11.5%
• Equity multiple: 2.09×
• Total profit: $50,507
• Equity at exit: $14,266

Cash invested: $46,200 (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 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $214

Break-even live

Break-even rent $1,286

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-21
   historical $165,000 977-char remark

   Show marketing remark (977 chars)

   There's something wonderfully reassuring about a home where the hard work has already been done CORRECTLY! Over the last year, this 3-bedroom home has gone through a true top-to-bottom renovation: New furnace and AC, updated electrical and plumbing, new soffits, fascia, exterior doors, and new roofs on both the house and garage. The flooring, drywall, paint, lighting, and fixtures are all updated. All of this work was properly permitted and approved by the City of Battle Creek. The kitchen and entertainment spaces feel bright and welcoming with all new cabinetry, counters, fixtures, and appliances, while still keeping touches of original wood trim and character that give the home personality. One bedroom even opens directly onto a small back deck, creating a quiet spot for morning coffee or winding down at the end of the day. There's a detached 2-car garage, partially fenced yard, and a basement that's now dry, usable storage thanks to a new waterproofing system.

2. 2026-05-21
   historical $165,000

   Show marketing remark (977 chars)

   There's something wonderfully reassuring about a home where the hard work has already been done CORRECTLY! Over the last year, this 3-bedroom home has gone through a true top-to-bottom renovation: New furnace and AC, updated electrical and plumbing, new soffits, fascia, exterior doors, and new roofs on both the house and garage. The flooring, drywall, paint, lighting, and fixtures are all updated. All of this work was properly permitted and approved by the City of Battle Creek. The kitchen and entertainment spaces feel bright and welcoming with all new cabinetry, counters, fixtures, and appliances, while still keeping touches of original wood trim and character that give the home personality. One bedroom even opens directly onto a small back deck, creating a quiet spot for morning coffee or winding down at the end of the day. There's a detached 2-car garage, partially fenced yard, and a basement that's now dry, usable storage thanks to a new waterproofing system.

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$778/yr (+$65/mo · 79.0%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,686
• − Mortgage interest: −$9,243
• − Property taxes: −$985
• − Insurance: −$825
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,800
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $2,606/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: Lakeview School District (Calhoun)
• NCES district ID: 2620850
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,353
• Composite: 29.7/100
• National rank: #6455
• State rank: #291 of 540 in MI

Livability — Battle Creek

• Score: 73/100
• State rank: #198
• US rank: #5031

Category grades

Amenities C- Commute A Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Battle Creek, MI
• County: Calhoun County · 91,590 people
• City population: 91,590
• Metro: Battle Creek, MI
• Population (ZIP): 27,765
• Household income: $68,821
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 755.0

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 7% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Philippines, Canada
• Languages at home: 86% English-only · Other Asian/Pacific 7% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.20%
• Current HPI: 206.7754
• Rent YoY: ▲ 11.13%
• Metro: Battle Creek, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Coming Soon $165,000 MiRealSource-MiMLS
• 2026-05-21 Coming Soon $165,000 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $985 · -60.8% YoY. Source: county tax records.