506 Funston Ave · Brownlee Park, MI 49014

$75,000

3 bd · 2.0 ba · 840 sqft · SingleFamily public records · 27 Days on market

Built 1950 0.35 ac lot Est $118k · 37% under ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

Key facts

• Extra-large lot
• Fenced-in front yard
• 0.35 acre lot

Tags

• EXTRA-LARGE LOT
• FENCED-IN FRONT YARD
• SEPARATE WALK-OUT ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.8% in Brownlee Park — 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 66/100 on livability (#429 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Battle Creek Public Schools (urban): math 8% / reading 19% proficiency, ranked #510 of 540 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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 F-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. 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.
5. 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.
6. 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: 1.62% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.25%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $118,440
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Cohasset Ave	0.22mi	2/1.0 (-1)	828 (-1%)	9mo	$117,000	$141	71
305 Wildwood Ave	0.19mi	2/1.0 (-1)	918 (+9%)	16mo	$110,310	$120	53
160 Rook St	0.63mi	2/1.0 (-1)	864 (+3%)	18mo	$157,000	$182	42
141 Martin St	0.62mi	2/1.0 (-1)	844 (+0%)	24mo	$90,000	$107	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $14,904
• Equity at exit: $11,183

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $47,894
• Equity at exit: $6,485

Cash invested: $21,000 (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 49014

• Home prices YoY: -28.7%
• Active inventory: 135
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $424

Break-even live

Break-even rent $674

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$1,109	$1.46	44d	16	0.99mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	44d	1	1.02mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	44d	6	1.15mi

Listing history 25 events

1. 2026-04-09
   soldstatus $64,500
2. 2026-03-05
   status Pending 530-char remark

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

3. 2026-03-05
   status Pending 530-char remark

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

4. 2026-03-05
   status Pending

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

5. 2026-02-18
   price $75,000 530-char remark

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

6. 2026-02-17
   price $75,000 530-char remark

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

7. 2026-02-17
   price $75,000

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

8. 2026-02-06
   listed $90,000 Active 530-char remark

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

9. 2026-02-06
   listed $90,000 Active 530-char remark

   Show marketing remark (530 chars)

   Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

10. 2026-02-06
    listed $90,000 Active

    Show marketing remark (530 chars)

    Priced for a quick cash sale, this property offers strong potential with a little TLC. Features include a 2-car garage, an extra-large lot and a fenced-in front yard. The upper level offers three bedrooms and a full bathroom. The home has four bedrooms total. The lower level features a separate walk-out entrance and includes a kitchen, bathroom, bedroom, and living area. Lower level setup may offer income or multi-generational living potential (buyer to verify). Great opportunity for investors or buyers looking to add value.

11. 2026-02-03
    historical
12. 2026-02-03
    historical
13. 2026-02-01
    listed $90,000 Active
14. 2026-02-01
    listed $90,000 Active
15. 2026-01-20
    listed $90,000 Active
16. 2026-01-20
    historical
17. 2026-01-20
    listed $90,000 Active
18. 2023-05-15
    soldstatus $92,000 Sold
19. 2023-05-15
    soldstatus $92,000 Sold
20. 2023-03-20
    status Pending
21. 2023-03-20
    status Pending
22. 2023-03-20
    status Pending
23. 2023-03-16
    listed $70,000 Active
24. 2023-03-16
    listed $70,000 Active
25. 2023-03-16
    listed $70,000 Active

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,540
• − Mortgage interest: −$4,201
• − Property taxes: −$1,299
• − Insurance: −$375
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,182
• Taxable income: $4,157
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $4,095/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: Battle Creek Public Schools
• NCES district ID: 2600005
• Math proficiency: 8% ▼ -2.00%
• Reading proficiency: 19% ▬ 0.00%
• Median HH income: $31,697
• Composite: 10.73/100
• National rank: #9769
• State rank: #510 of 540 in MI

Livability — Brownlee Park

• Score: 66/100
• State rank: #429
• US rank: #11906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownlee Park, MI
• County: Calhoun County · 91,590 people
• Metro: Battle Creek, MI
• Population (ZIP): 21,980
• Household income: $69,009
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 416.0

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 (78%)
• Race & ethnicity: White 78% Black 9% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -97.29%
• Current HPI: 241.3422
• Rent YoY: —
• 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

-7.9% since first listed

25 events — show timeline

• 2026-04-09 Sold (Public Records) $64,500 Public Records
• 2026-03-05 Pending — MiRealSource-MiMLS
• 2026-03-05 Pending — REALCOMP
• 2026-03-05 Pending — SW Michigan MLS
• 2026-02-18 Price Changed $75,000 MiRealSource-MiMLS
• 2026-02-17 Price Changed $75,000 REALCOMP
• 2026-02-17 Price Changed $75,000 SW Michigan MLS
• 2026-02-06 Listed $90,000 REALCOMP
• 2026-02-06 Listed $90,000 SW Michigan MLS
• 2026-02-06 Listed $90,000 MiRealSource-MiMLS
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2026-02-01 Listed $90,000 REALCOMP
• 2026-02-01 Listed $90,000 MiRealSource-MiMLS
• 2026-01-20 Listed $90,000 REALCOMP
• 2026-01-20 Listed $90,000 MiRealSource-MiMLS
• 2026-01-20 Listing Removed — MiRealSource-MiMLS
• 2023-05-15 Sold (MLS) $92,000 SW Michigan MLS
• 2023-05-15 Sold (MLS) $92,000 REALCOMP
• 2023-03-20 Pending — MiRealSource-MiMLS
• 2023-03-20 Pending — REALCOMP
• 2023-03-20 Pending — SW Michigan MLS
• 2023-03-16 Listed $70,000 SW Michigan MLS
• 2023-03-16 Listed $70,000 MiRealSource-MiMLS
• 2023-03-16 Listed $70,000 REALCOMP

Property tax history

+21.3%/yr

Latest (2025): $1,299 · -53.5% YoY. Source: county tax records.