133 Harris St · Battle Creek, MI 49037

$25,000

3 bd · 1.0 ba · 651 sqft · SingleFamily public records · 37 Days on market

Built 1930 5,489 sqft lot $38/sqft · 70% below area ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great investment opportunity in Battle Creek. This 3-bed home is looking for its new owner to bring it back to life. Walking distance to McCrae Park. Nice floor plan with an attached garage. Do not miss out.

Key facts

• 5,489 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water
• Home design: Ranch-style single family home; Single-story entry
• Construction: Built in 1930
• Exterior features: Public water; Lot of about 0.13 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.2% 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: Rents rising fast (+11.8%/yr); 237 active listings in the ZIP; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 4.88% ✓
• Cap rate: 42.17%
• Cash-on-cash: 128.12%
• DSCR: 6.70
• GRM: 1.7

CMA / ARV

• ARV (median comp): $82,493
• List price: $25,000
• Delta: -63.63%
• 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
133 Harris St	0.00mi	3/1.0	651 (0%)	7mo	$22,000	$34	94
112 Wiltshire Ave	0.46mi	2/1.0 (-1)	660 (+1%)	2mo	$149,900	$227	70
324 Goguac St W	0.13mi	2/1.0 (-1)	720 (+11%)	9mo	$65,000	$90	64
289 Eldred St	0.45mi	2/1.0 (-1)	620 (-5%)	7mo	$122,000	$197	60
97 Carl Ave	0.25mi	2/1.0 (-1)	720 (+11%)	9mo	$139,900	$194	58
100 Wiltshire Ave	0.48mi	3/1.0	721 (+11%)	2mo	$118,500	$164	58
136 Wiltshire Ave	0.42mi	2/1.0 (-1)	720 (+11%)	1mo	$165,000	$229	57
104 Spring St	0.28mi	2/1.0 (-1)	720 (+11%)	17mo	$117,000	$163	50
363 Webber St	0.29mi	2/1.0 (-1)	720 (+11%)	20mo	$95,000	$132	47
105 N Woodrow Ave	0.62mi	2/1.0 (-1)	720 (+11%)	3mo	$143,000	$199	46
137 Wiltshire Ave	0.44mi	2/1.0 (-1)	736 (+13%)	9mo	$159,000	$216	45
273 Meachem Ave	0.46mi	2/1.0 (-1)	724 (+11%)	21mo	$112,000	$155	38

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: —
• Equity multiple: 8.15×
• Total profit: $50,036
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 20.20×
• Total profit: $134,368
• Equity at exit: $2,162

Cash invested: $7,000 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 237
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $747

Break-even live

Break-even rent $273

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $762	-5% $754	+0% $747	+5% $740	+10% $733
Rent	-10% $651	-5% $699	+0% $747	+5% $796	+10% $844
Rate	-1.0pp $760	-0.5pp $754	base $747	+0.5pp $741	+1.0pp $734

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   pricedays on market $25,000 Active 37 DOM
2. 2026-06-19
   days on market $30,000 Active 35 DOM
3. 2026-06-18
   days on market $30,000 Active 34 DOM
4. 2026-06-17
   days on market $30,000 Active 33 DOM
5. 2026-06-16
   days on market $30,000 Active 32 DOM
6. 2026-06-15
   days on market $30,000 Active 31 DOM
7. 2026-06-14
   days on market $30,000 Active 29 DOM
8. 2026-06-13
   days on market $30,000 Active 28 DOM
9. 2026-06-10
   days on market $30,000 Active 26 DOM
10. 2026-06-09
    days on market $30,000 Active 25 DOM
11. 2026-06-08
    days on market $30,000 Active 24 DOM
12. 2026-06-07
    days on market $30,000 Active 23 DOM
13. 2026-06-05
    days on market $30,000 Active 20 DOM
14. 2026-06-02
    days on market $30,000 Active 18 DOM
15. 2026-06-01
    days on market $30,000 Active 17 DOM
16. 2026-05-31
    days on market $30,000 Active 16 DOM
17. 2026-05-30
    days on market $30,000 Active 15 DOM
18. 2026-05-15
    listed $30,000 Active 209-char remark

    Show marketing remark (209 chars)

    A great investment opportunity in Battle Creek. This 3-bed home is looking for its new owner to bring it back to life. Walking distance to McCrae Park. Nice floor plan with an attached garage. Do not miss out.

19. 2026-05-15
    listed $30,000 Active 209-char remark

    Show marketing remark (209 chars)

    A great investment opportunity in Battle Creek. This 3-bed home is looking for its new owner to bring it back to life. Walking distance to McCrae Park. Nice floor plan with an attached garage. Do not miss out.

20. 2026-05-15
    listed $30,000 Active

    Show marketing remark (209 chars)

    A great investment opportunity in Battle Creek. This 3-bed home is looking for its new owner to bring it back to life. Walking distance to McCrae Park. Nice floor plan with an attached garage. Do not miss out.

21. 2025-11-21
    soldstatus $22,000 Closed
22. 2025-11-21
    soldstatus $22,000 Sold
23. 2025-11-21
    soldstatus $22,000 Closed
24. 2025-07-23
    listed $44,900 Active
25. 2025-07-23
    listed $44,900 Active
26. 2025-07-23
    listed $44,900 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: $891 · $74/mo
• Projected year-2 tax: $891 · $74/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: $14,629
• − Mortgage interest: −$1,400
• − Property taxes: −$891
• − Insurance: −$125
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$727
• Taxable income: $9,145
• Est. tax owed @ 24.0%: −$2,195
• After-tax cash flow: $6,773/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): 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

-33.2% since first listed

9 events — show timeline

• 2026-05-15 Listed $30,000 MiRealSource-MiMLS
• 2026-05-15 Listed $30,000 REALCOMP
• 2026-05-15 Listed $30,000 SW Michigan MLS
• 2025-11-21 Sold (MLS) $22,000 REALCOMP
• 2025-11-21 Sold (MLS) $22,000 SW Michigan MLS
• 2025-11-21 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2025-07-23 Listed $44,900 REALCOMP
• 2025-07-23 Listed $44,900 SW Michigan MLS
• 2025-07-23 Listed $44,900 MiRealSource-MiMLS

Property tax history

-6.5%/yr

Latest (2025): $891 · -42.1% YoY. Source: county tax records.