657 Marie Ave · Level Park-Oak Park, MI 49037

$123,200

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 156 Days on market

Built 1940 0.40 ac lot $128/sqft · 18% above area Est $174k · 29% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet Cape Cod on large lot 17,424 sf lot! Spacious 1 car attached garage with separate entry. 3 bedrooms, 1 bathroom and lots of windows. Past updating. May need some repairs. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * List price is $123,200. Right of Redemption active until 7/7/2026.

Key facts

• 0.4 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising fast (+11.8%/yr); 236 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $852 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,416 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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: 1.04% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (median comp): $174,318
• List price: $123,200
• Delta: -29.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Oak St	0.25mi	3/1.0	954 (-1%)	5mo	$169,000	$177	82
338 Cross St	0.25mi	3/1.0	992 (+3%)	6mo	$145,000	$146	78
233 Oak St	0.25mi	2/1.0 (-1)	994 (+3%)	2mo	$148,000	$149	77
124 Bansill Dr	0.65mi	3/1.0	964 (-0%)	2mo	$150,000	$156	68
52 N Mason Ave	0.62mi	3/1.0	925 (-4%)	13mo	$135,900	$147	53
88 N Cedar Ave	0.58mi	3/1.0	864 (-11%)	10mo	$126,000	$146	48
2901 Michigan Ave W	0.59mi	4/1.0 (+1)	1,053 (+9%)	6mo	$148,000	$141	47
247 N Woodlawn Ave	0.59mi	3/1.0	864 (-11%)	12mo	$165,000	$191	45
33 N Mason Ave	0.68mi	3/1.0	864 (-11%)	8mo	$160,000	$185	44
135 Tulip Tree Ln	0.69mi	2/1.0 (-1)	900 (-7%)	10mo	$137,500	$153	43
53 N Mason Ave	0.60mi	2/1.0 (-1)	1,056 (+9%)	11mo	$148,720	$141	42
182 Broadway Blvd	0.72mi	3/1.0	864 (-11%)	10mo	$160,000	$185	40

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,153
• Equity at exit: $18,370

10-year hold

• IRR: 15.4%
• Equity multiple: 2.52×
• Total profit: $52,430
• Equity at exit: $10,652

Cash invested: $34,496 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 236
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$646
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $241

Break-even live

Break-even rent $979

Max offer price $123,200

Occupancy floor 76%

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: $30,800
• Closing costs: $3,696
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Stringham Rd Battle Creek, MI	1.0–2.0	1.0–1.5	850	$1,075	$1.26	13d	7	1.04mi

Listing history 41 events

1. 2026-06-19
   days on market $123,200 Active 156 DOM
2. 2026-06-18
   days on market $123,200 Active 155 DOM
3. 2026-06-17
   days on market $123,200 Active 154 DOM
4. 2026-06-16
   days on market $123,200 Active 153 DOM
5. 2026-06-15
   days on market $123,200 Active 152 DOM
6. 2026-06-14
   days on market $123,200 Active 150 DOM
7. 2026-06-13
   days on market $123,200 Active 149 DOM
8. 2026-06-10
   days on market $123,200 Active 147 DOM
9. 2026-06-09
   days on market $123,200 Active 146 DOM
10. 2026-06-08
    days on market $123,200 Active 145 DOM
11. 2026-06-07
    days on market $123,200 Active 144 DOM
12. 2026-06-05
    days on market $123,200 Active 141 DOM
13. 2026-06-02
    days on market $123,200 Active 139 DOM
14. 2026-06-01
    days on market $123,200 Active 138 DOM
15. 2026-05-31
    days on market $123,200 Active 137 DOM
16. 2026-05-30
    days on market $123,200 Active 136 DOM
17. 2026-01-14
    listed $123,200 Active 720-char remark

    Show marketing remark (707 chars)

    Sweet Cape Cod on large lot 17,424 sf lot! Spacious 1 car attached garage with separate entry. 3 bedrooms, 1 bathroom and lots of windows. Past updating. May need some repairs. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * List price is $123,200. Right of Redemption active until 7/7/2026.

18. 2026-01-14
    listed $123,200 Active 707-char remark

    Show marketing remark (707 chars)

    Sweet Cape Cod on large lot 17,424 sf lot! Spacious 1 car attached garage with separate entry. 3 bedrooms, 1 bathroom and lots of windows. Past updating. May need some repairs. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * List price is $123,200. Right of Redemption active until 7/7/2026.

19. 2021-11-23
    soldstatus $150,000
20. 2021-11-10
    historical
21. 2021-11-09
    soldstatus $150,000 Sold
22. 2021-11-09
    soldstatus $150,000 Sold
23. 2021-09-23
    price $150,000
24. 2021-09-23
    status Pending
25. 2021-09-23
    status Pending
26. 2021-09-23
    price $150,000
27. 2021-09-20
    listed $125,000 Active
28. 2021-09-20
    listed $125,000 Active
29. 2021-09-20
    listed $150,000
30. 2010-12-01
    soldstatus $55,400
31. 2010-07-29
    soldstatus $54,000
32. 2010-07-12
    soldstatus $54,000
33. 2010-07-12
    soldstatus $54,000
34. 2010-06-19
    listed $59,900
35. 2010-06-19
    listed $59,900
36. 2010-03-29
    soldstatus $18,500
37. 2010-03-29
    soldstatus $18,500
38. 2010-02-27
    listed $22,900
39. 2010-02-27
    listed $22,900
40. 2006-09-26
    soldstatus $89,000
41. 2001-10-01
    soldstatus $62,000

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$492/yr (+$41/mo · 53.8%)

ⓘ 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 · 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: $15,414
• − Mortgage interest: −$6,901
• − Property taxes: −$914
• − Insurance: −$616
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,584
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,670/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 — Level Park-Oak Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Level Park-Oak Park, MI
• County: Calhoun County · 91,590 people
• Metro: Battle Creek, MI
• Population (ZIP): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

+98.7% since first listed

25 events — show timeline

• 2026-01-14 Listed $123,200 REALCOMP
• 2026-01-14 Listed $123,200 MiRealSource-MiMLS
• 2021-11-23 Sold (Public Records) $150,000 Public Records
• 2021-11-10 Listing Removed — SW Michigan MLS
• 2021-11-09 Sold (MLS) $150,000 SW Michigan MLS
• 2021-11-09 Sold (MLS) $150,000 REALCOMP
• 2021-09-23 Price Changed $150,000 SW Michigan MLS
• 2021-09-23 Pending — REALCOMP
• 2021-09-23 Pending — SW Michigan MLS
• 2021-09-23 Price Changed $150,000 REALCOMP
• 2021-09-20 Listed $150,000 MiRealSource-MiMLS
• 2021-09-20 Listed $125,000 SW Michigan MLS
• 2021-09-20 Listed $125,000 REALCOMP
• 2010-12-01 Sold (Public Records) $55,400 Public Records
• 2010-07-29 Sold (Public Records) $54,000 Public Records
• 2010-07-12 Sold (MLS) $54,000 REALCOMP
• 2010-07-12 Sold (MLS) $54,000 SW Michigan MLS
• 2010-06-19 Listed $59,900 REALCOMP
• 2010-06-19 Listed $59,900 SW Michigan MLS
• 2010-03-29 Sold (MLS) $18,500 REALCOMP
• 2010-03-29 Sold (MLS) $18,500 SW Michigan MLS
• 2010-02-27 Listed $22,900 REALCOMP
• 2010-02-27 Listed $22,900 SW Michigan MLS
• 2006-09-26 Sold (Public Records) $89,000 Public Records
• 2001-10-01 Sold (Public Records) $62,000 Public Records

Property tax history

-12.3%/yr

Latest (2025): $914 · -45.7% YoY. Source: county tax records.