256 Burr St St · Battle Creek, MI 49015

$104,000

2 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 365 Days on market

Built 1948 5,716 sqft lot $73/sqft · 29% below area Est $143k · 27% under ↓ 18% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +9.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is available for online auction. See RealtyBid for auction and property information. No showings.

Key facts

• 5,716 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 1 comparable units currently listed for rent nearby; 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 $719 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.40% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.0

CMA / ARV

• ARV (median comp): $142,999
• List price: $104,000
• Delta: -27.27%
• 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
100 Eldred St	0.37mi	2/1.0	1,408 (-1%)	6mo	$93,900	$67	77
349 Goguac St W	0.12mi	3/1.5 (+1)	1,498 (+6%)	5mo	$144,001	$96	74
127 W Territorial Rd	0.57mi	2/—	1,433 (+1%)	3mo	$49,000	$34	69
387 Goguac St W	0.10mi	3/1.5 (+1)	1,537 (+8%)	7mo	$42,000	$27	68
64 Pleasant Ave	0.31mi	3/1.0 (+1)	1,260 (-11%)	3mo	$174,000	$138	60
552 Wentworth Ave	0.56mi	3/2.0 (+1)	1,434 (+1%)	5mo	$174,500	$122	58
715 Ingram St	0.34mi	2/1.0	1,208 (-15%)	5mo	$126,000	$104	55
210 Battle Creek Ave	0.45mi	3/1.5 (+1)	1,543 (+9%)	3mo	$95,500	$62	54
545 W Territorial Rd	0.41mi	2/2.0	1,224 (-14%)	1mo	$127,000	$104	54
22 N La Vista Blvd	0.34mi	3/2.0 (+1)	1,580 (+12%)	4mo	$240,000	$152	53
223 W Territorial Rd W	0.51mi	3/1.0 (+1)	1,226 (-13%)	0mo	$130,000	$106	48
64 W Goguac St W	0.71mi	3/1.0 (+1)	1,220 (-14%)	2mo	$49,000	$40	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.37×
• Total profit: $10,803
• Equity at exit: $15,507

10-year hold

• IRR: 22.3%
• Equity multiple: 3.42×
• Total profit: $70,355
• Equity at exit: $8,992

Cash invested: $29,120 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $312

Break-even live

Break-even rent $1,059

Max offer price $104,000

Occupancy floor 74%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	43d	1	1.38mi

Listing history 29 events

1. 2026-06-19
   days on market $104,000 Active 365 DOM
2. 2026-06-18
   days on market $104,000 Active 364 DOM
3. 2026-06-17
   days on market $104,000 Active 363 DOM
4. 2026-06-16
   days on market $104,000 Active 362 DOM
5. 2026-06-15
   days on market $104,000 Active 361 DOM
6. 2026-06-14
   days on market $104,000 Active 359 DOM
7. 2026-06-13
   days on market $104,000 Active 358 DOM
8. 2026-06-10
   days on market $104,000 Active 356 DOM
9. 2026-06-09
   days on market $104,000 Active 355 DOM
10. 2026-06-08
    days on market $104,000 Active 354 DOM
11. 2026-06-07
    days on market $104,000 Active 353 DOM
12. 2026-06-05
    days on market $104,000 Active 350 DOM
13. 2026-06-02
    days on market $104,000 Active 348 DOM
14. 2026-06-01
    days on market $104,000 Active 347 DOM
15. 2026-05-31
    days on market $104,000 Active 346 DOM
16. 2026-05-30
    days on market $104,000 Active 345 DOM
17. 2025-06-18
    listed $114,345 Active 106-char remark

    Show marketing remark (106 chars)

    Property is available for online auction. See RealtyBid for auction and property information. No showings.

18. 2025-06-18
    listed $114,345 Active 106-char remark

    Show marketing remark (106 chars)

    Property is available for online auction. See RealtyBid for auction and property information. No showings.

19. 2025-06-18
    listed $114,345 Active

    Show marketing remark (106 chars)

    Property is available for online auction. See RealtyBid for auction and property information. No showings.

20. 2022-05-11
    soldstatus $134,900
21. 2022-04-15
    soldstatus $134,900 Sold
22. 2022-04-15
    soldstatus $134,900 Sold
23. 2022-02-25
    status Pending
24. 2022-02-25
    status Pending
25. 2022-01-10
    price $134,900
26. 2022-01-10
    price $134,900
27. 2021-12-05
    listed $139,995 Active
28. 2021-12-05
    listed $139,995 Active
29. 2021-12-05
    listed $134,900

ⓘ 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: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/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 1/10 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: $17,446
• − Mortgage interest: −$5,826
• − Property taxes: −$2,973
• − Insurance: −$520
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,025
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,190/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

-18.3% since first listed

13 events — show timeline

• 2025-06-18 Listed $114,345 REALCOMP
• 2025-06-18 Listed $114,345 MiRealSource-MiMLS
• 2025-06-18 Listed $114,345 SW Michigan MLS
• 2022-05-11 Sold (Public Records) $134,900 Public Records
• 2022-04-15 Sold (MLS) $134,900 SW Michigan MLS
• 2022-04-15 Sold (MLS) $134,900 REALCOMP
• 2022-02-25 Pending — REALCOMP
• 2022-02-25 Pending — SW Michigan MLS
• 2022-01-10 Price Changed $134,900 REALCOMP
• 2022-01-10 Price Changed $134,900 SW Michigan MLS
• 2021-12-05 Listed $134,900 MiRealSource-MiMLS
• 2021-12-05 Listed $139,995 SW Michigan MLS
• 2021-12-05 Listed $139,995 REALCOMP

Property tax history

+24.5%/yr

Latest (2025): $2,973 · -9.1% YoY. Source: county tax records.