72 Fremont St · Battle Creek, MI 49017

$160,000

5 bd · 1.5 ba · 2,673 sqft · SingleFamily public records · 3 Days on market

Built 1902 8,930 sqft lot $60/sqft · 15% below area Est $187k · 15% 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 +20.8/30.0
• ARV discount +14.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• 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

Massive historic gem, with a brand new roof! This home is perfect for those who appreciate intact historical character. The interior features hardwood floors and original woodwork, a very large living room with a fireplace and built-ins, an office with leaded glass, a formal dining area alongside a breakfast space with more built-in cabinets--not to mention a whopping 5 bedrooms! The 3 car garage gives tremendous vehicle and personal storage, with the basement providing more storage yet. For those willing to take on the work, they will be rewarded with a timeless historic gem now catered to their own vision!

Key facts

• Brand new roof
• Large living room
• Original woodwork

Tags

• BRAND NEW ROOF
• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• LARGE LIVING ROOM
• FIREPLACE
• BUILT-INS

Property features AI

Exterior

• Parking: Detached garage; 3-car garage (detached)
• Utilities: Public water; Electricity available; Natural gas available and connected
• Home design: Traditional style; Single-family residence; Residential property
• Construction: Built in 1902; Aluminum siding and wood siding; Composition roof; Full basement
• Exterior features: Paved road access; Lot of about 0.21 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5; Additional flexible rooms (several other rooms listed as 'Other')
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom
• Heating & cooling: Hot water heating; Heating present
• Interior features: Garage door opener; Fireplace
• Laundry & utility: Dedicated laundry room; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.9% 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.
• 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: 155 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 21y 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1902 — 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: 1.04% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $187,153
• List price: $160,000
• Delta: -33.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Fremont St	0.26mi	4/1.5 (-1)	2,710 (+1%)	0mo	$194,000	$72	81
72 Latta St	0.26mi	4/1.5 (-1)	2,620 (-2%)	4mo	$185,000	$71	76
87 Sherman Rd	0.24mi	4/2.5 (-1)	2,758 (+3%)	3mo	$240,000	$87	72
162 Orchard Ave	0.39mi	4/2.5 (-1)	2,608 (-2%)	6mo	$240,000	$92	64
54 Chestnut St	0.13mi	5/2.0	2,876 (+8%)	20mo	$185,000	$64	63
14 Elizabeth St	0.24mi	4/1.5 (-1)	2,394 (-10%)	6mo	$165,500	$69	61
40 Poplar St	0.31mi	5/3.0	2,890 (+8%)	12mo	$209,000	$72	56
223 Fremont St	0.33mi	4/1.5 (-1)	2,460 (-8%)	20mo	$180,000	$73	50
149 Fremont St	0.16mi	4/1.5 (-1)	2,312 (-14%)	18mo	$175,320	$76	50
141 N Broad St	0.63mi	4/2.0 (-1)	2,704 (+1%)	15mo	$209,460	$77	49

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-11,888
• Equity at exit: $23,857

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $7,767
• Equity at exit: $13,834

Cash invested: $44,800 (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: 155
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$184 /mo · $2,213/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $220

Break-even live

Break-even rent $1,380

Max offer price $160,000

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $265	+0% $220	+5% $175	+10% $130
Rent	-10% $89	-5% $155	+0% $220	+5% $286	+10% $351
Rate	-1.0pp $301	-0.5pp $261	base $220	+0.5pp $179	+1.0pp $137

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-21
   days on market $160,000 Active 3 DOM
2. 2026-06-19
   pricedays on marketlisting id $160,000 Active 1 DOM
3. 2026-06-18
   days on market $125,000 Active 151 DOM

   Show marketing remark (615 chars)

   Massive historic gem, with a brand new roof! This home is perfect for those who appreciate intact historical character. The interior features hardwood floors and original woodwork, a very large living room with a fireplace and built-ins, an office with leaded glass, a formal dining area alongside a breakfast space with more built-in cabinets--not to mention a whopping 5 bedrooms! The 3 car garage gives tremendous vehicle and personal storage, with the basement providing more storage yet. For those willing to take on the work, they will be rewarded with a timeless historic gem now catered to their own vision!

4. 2026-06-17
   days on market $125,000 Active 150 DOM
5. 2026-06-16
   days on market $125,000 Active 149 DOM
6. 2026-06-15
   days on market $125,000 Active 148 DOM
7. 2026-06-14
   days on market $125,000 Active 146 DOM
8. 2026-06-13
   days on market $125,000 Active 145 DOM
9. 2026-06-10
   days on market $125,000 Active 143 DOM
10. 2026-06-09
    days on market $125,000 Active 142 DOM
11. 2026-06-08
    days on market $125,000 Active 141 DOM
12. 2026-06-07
    days on market $125,000 Active 140 DOM
13. 2026-06-05
    days on market $125,000 Active 137 DOM
14. 2026-06-02
    days on market $125,000 Active 135 DOM
15. 2026-06-01
    days on market $125,000 Active 134 DOM
16. 2026-05-31
    days on market $125,000 Active 133 DOM
17. 2026-05-30
    days on market $125,000 Active 132 DOM
18. 2026-01-19
    listed $125,000 Active 766-char remark
19. 2026-01-19
    listed $125,000 Active 766-char remark
20. 2026-01-19
    listed $125,000 Active
21. 2020-11-02
    soldstatus $99,900
22. 2020-10-23
    soldstatus $99,900
23. 2020-10-23
    soldstatus $99,900 Sold
24. 2020-10-23
    soldstatus $99,900
25. 2020-08-27
    status Pending
26. 2020-07-21
    status Active
27. 2020-07-16
    status Pending
28. 2020-07-08
    price $94,000
29. 2020-06-27
    status Active
30. 2020-06-20
    status Pending
31. 2020-06-09
    listed $94,000
32. 2020-06-09
    listed $99,000 Active
33. 2020-06-09
    listed $94,000
34. 2017-10-30
    historical
35. 2017-10-30
    historical
36. 2017-07-28
    price $92,000
37. 2017-07-14
    listed $98,500 Active
38. 2017-07-14
    listed $92,000
39. 2005-10-14
    soldstatus $88,500
40. 2005-09-30
    soldstatus $88,500
41. 2005-09-30
    soldstatus $88,500
42. 2005-07-18
    listed $89,900
43. 2005-07-18
    listed $89,900

ⓘ 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: $2,213 · $184/mo
• Projected year-2 tax: $2,338 · $195/mo
• Expected delta: +$126/yr (+$10/mo · 5.7%)

ⓘ 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: $19,903
• − Mortgage interest: −$8,962
• − Property taxes: −$2,213
• − Insurance: −$800
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,655
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,621/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

+78.0% since first listed

30 events — show timeline

• 2026-06-18 Listing Removed — REALCOMP
• 2026-06-18 Listing Removed — MiRealSource-MiMLS
• 2026-06-18 Listed $160,000 SW Michigan MLS
• 2026-06-18 Listed $160,000 REALCOMP
• 2026-06-18 Listed $160,000 MiRealSource-MiMLS
• 2026-01-19 Listed $125,000 MiRealSource-MiMLS
• 2026-01-19 Listed $125,000 REALCOMP
• 2020-11-02 Sold (Public Records) $99,900 Public Records
• 2020-10-23 Sold (MLS) $99,900 MiRealSource-MiMLS
• 2020-10-23 Sold (MLS) $99,900 SW Michigan MLS
• 2020-10-23 Sold (MLS) $99,900 REALCOMP
• 2020-08-27 Pending — SW Michigan MLS
• 2020-07-21 Relisted — SW Michigan MLS
• 2020-07-16 Pending — SW Michigan MLS
• 2020-07-08 Price Changed $94,000 SW Michigan MLS
• 2020-06-27 Relisted — SW Michigan MLS
• 2020-06-20 Pending — SW Michigan MLS
• 2020-06-09 Listed $94,000 MiRealSource-MiMLS
• 2020-06-09 Listed $99,000 SW Michigan MLS
• 2020-06-09 Listed $94,000 REALCOMP
• 2017-10-30 Listing Removed — SW Michigan MLS
• 2017-10-30 Listing Removed — REALCOMP
• 2017-07-28 Price Changed $92,000 SW Michigan MLS
• 2017-07-14 Listed $98,500 SW Michigan MLS
• 2017-07-14 Listed $92,000 REALCOMP
• 2005-10-14 Sold (Public Records) $88,500 Public Records
• 2005-09-30 Sold (MLS) $88,500 REALCOMP
• 2005-09-30 Sold (MLS) $88,500 SW Michigan MLS
• 2005-07-18 Listed $89,900 REALCOMP
• 2005-07-18 Listed $89,900 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $2,213 · -25.2% YoY. Source: county tax records.