856 Capital Ave NE · Battle Creek, MI 49017

$110,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 28 Days on market

Built 1900 0.33 ac lot $83/sqft · at area comps Est $106k · at est. ↓ 4% since listing

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Why this score? — see what drove the C- 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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• ARV discount +5.7/15.0
• Livability +3.7/5.0
• 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

Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

Key facts

• Original wood trim
• Ample cabinet space
• Well maintained

Tags

• MOVE IN READY
• WELL MAINTAINED
• SPACIOUS LIVING AREAS
• AMPLE CABINET SPACE
• ORIGINAL WOOD TRIM
• MOSTLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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: 148 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); 67% 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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: 1.11% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $105,703
• List price: $110,000
• Delta: 4.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Yale St	0.29mi	3/1.0	1,312 (-1%)	1mo	$118,000	$90	79
192 Hunter St	0.56mi	3/2.0	1,250 (-6%)	2mo	$185,000	$148	62
167 Sharon Ave	0.41mi	3/2.5	1,186 (-11%)	2mo	$130,000	$110	60
83 Magnolia Ave	0.60mi	3/1.0	1,260 (-5%)	2mo	$142,500	$113	58
611 E Roosevelt Ave E	0.59mi	3/1.0	1,213 (-9%)	2mo	$165,000	$136	52
136 N Broad St	0.53mi	2/1.0 (-1)	1,215 (-8%)	1mo	$185,000	$152	51
80 Magnolia Ave	0.60mi	2/1.5 (-1)	1,216 (-8%)	1mo	$133,000	$109	50
39 N Broad St	0.70mi	3/2.5	1,206 (-9%)	4mo	$173,000	$143	47
90 N Broad St	0.60mi	3/1.0	1,480 (+11%)	3mo	$155,000	$105	47
80 Piper Ave	0.46mi	4/1.0 (+1)	1,522 (+15%)	3mo	$134,000	$88	42
261 E Emmett St E	0.73mi	3/1.0	1,176 (-11%)	3mo	$65,000	$55	41
20 Fairview Ave	0.65mi	4/1.0 (+1)	1,496 (+13%)	1mo	$162,000	$108	39

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,126
• Equity at exit: $16,401

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $11,945
• Equity at exit: $9,511

Cash invested: $30,800 (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 49017

• Home prices YoY: -32.2%
• Active inventory: 148
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$141 /mo · $1,691/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $199

Break-even live

Break-even rent $967

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	44d	1	0.27mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	21d	3	1.41mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.44mi

Listing history 9 events

1. 2026-05-12
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

2. 2026-05-12
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

3. 2026-05-12
   status Pending

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

4. 2026-05-02
   price $110,000 997-char remark

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

5. 2026-05-01
   price $110,000 997-char remark

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

6. 2026-05-01
   price $110,000

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

7. 2026-04-15
   listed $115,000 Active 997-char remark

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

8. 2026-04-15
   listed $115,000 Active

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

9. 2026-04-15
   listed $115,000 Active 997-char remark

   Show marketing remark (997 chars)

   Charming move in ready home in the heart of Battle Creek! This well-maintained property offers a great blend of character and functionality perfect for homeowners or investors alike. Featuring spacious living areas with plenty of natural light an inviting layout, 3 large bedrooms, plus a possible office 2 full bathrooms this home provides a warm and welcoming feel throughout. The kitchen offers ample cabinet space and flows nicely into the dining area, making it ideal for everyday living and entertaining. Original wood trim throughout the whole house is in excellent condition preserving its natural character. Enjoy a generously sized mostly fenced yard with room to relax, garden or entertain plus the convenience of a one car garage with metal roof for parking and additional storage. Located close to schools, parks, shopping, and downtown amenities this home offers both convenience and value. Whether you're looking for your next home or a solid investment opportunity this is the one!

ⓘ 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: $1,691 · $141/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 ≥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: $14,622
• − Mortgage interest: −$6,162
• − Property taxes: −$1,691
• − Insurance: −$550
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,200
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,225/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 — 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): 21,295
• Household income: $60,885
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 697.0

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%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -115.68%
• Current HPI: 243.5008
• 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

-4.3% since first listed

9 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-05-02 Price Changed $110,000 MiRealSource-MiMLS
• 2026-05-01 Price Changed $110,000 REALCOMP
• 2026-05-01 Price Changed $110,000 SW Michigan MLS
• 2026-04-15 Listed $115,000 SW Michigan MLS
• 2026-04-15 Listed $115,000 MiRealSource-MiMLS
• 2026-04-15 Listed $115,000 REALCOMP

Property tax history

+8.5%/yr

Latest (2025): $1,691 · -31.2% YoY. Source: county tax records.