38 W Coolidge Ave W · Battle Creek, MI 49037

$70,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 123 Days on market

Built 1940 6,621 sqft lot $78/sqft · 43% below area Est $130k · 46% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

Key facts

• 6,621 sq ft lot
• 2 garage spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: Rents rising fast (+11.8%/yr); 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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. 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. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.81%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $129,925
• List price: $70,000
• Delta: -46.12%
• 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
7 Riviera Dr N	0.10mi	3/1.0	875 (-3%)	3mo	$142,000	$162	88
16 Arlington Dr	0.16mi	3/1.0	923 (+3%)	3mo	$110,000	$119	86
87 Maryland Dr	0.19mi	3/1.0	920 (+2%)	4mo	$124,900	$136	84
815 N Washington Ave	0.42mi	3/1.0	925 (+3%)	1mo	$135,000	$146	75
178 Saratoga Ave	0.36mi	3/2.0	925 (+3%)	2mo	$161,000	$174	72
69 W Coolidge Ave	0.08mi	3/1.0	1,000 (+11%)	7mo	$150,000	$150	72
208 Glendale Ave	0.24mi	2/1.0 (-1)	852 (-5%)	7mo	$122,500	$144	69
17 Boyd St	0.43mi	3/1.0	962 (+7%)	0mo	$162,225	$169	68
706 N Washington Ave	0.39mi	2/1.0 (-1)	880 (-2%)	8mo	$129,900	$148	66
48 Gordon Blvd	0.20mi	2/2.0 (-1)	828 (-8%)	6mo	$150,000	$181	63
131 Norave Dr	0.61mi	3/1.0	962 (+7%)	2mo	$180,000	$187	58
229 Alton Ave	0.30mi	2/1.0 (-1)	1,008 (+12%)	12mo	$126,000	$125	50

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: 31.1%
• Equity multiple: 2.39×
• Total profit: $27,320
• Equity at exit: $10,437

10-year hold

• IRR: 41.0%
• Equity multiple: 5.85×
• Total profit: $95,141
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $503

Break-even live

Break-even rent $610

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $543	-5% $523	+0% $503	+5% $483	+10% $464
Rent	-10% $405	-5% $454	+0% $503	+5% $553	+10% $602
Rate	-1.0pp $539	-0.5pp $521	base $503	+0.5pp $485	+1.0pp $467

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	22d	3	0.69mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	45d	3	1.44mi
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	45d	1	1.46mi

Listing history 42 events

1. 2026-06-21
   days on market $70,000 Active 123 DOM
2. 2026-06-19
   pricedays on market $70,000 Active 121 DOM
3. 2026-06-18
   days on market $75,000 Active 120 DOM
4. 2026-06-17
   days on market $75,000 Active 119 DOM
5. 2026-06-16
   days on market $75,000 Active 118 DOM
6. 2026-06-15
   days on market $75,000 Active 117 DOM
7. 2026-06-14
   days on market $75,000 Active 115 DOM
8. 2026-06-13
   days on market $75,000 Active 114 DOM
9. 2026-06-10
   days on market $75,000 Active 112 DOM
10. 2026-06-09
    days on market $75,000 Active 111 DOM
11. 2026-06-08
    days on market $75,000 Active 110 DOM
12. 2026-06-07
    days on market $75,000 Active 109 DOM
13. 2026-06-05
    days on market $75,000 Active 106 DOM
14. 2026-06-02
    days on market $75,000 Active 104 DOM
15. 2026-06-01
    days on market $75,000 Active 103 DOM
16. 2026-05-31
    days on market $75,000 Active 102 DOM
17. 2026-05-30
    days on market $75,000 Active 101 DOM
18. 2026-05-09
    price $75,000 505-char remark

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

19. 2026-05-08
    price $75,000 505-char remark

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

20. 2026-05-08
    price $75,000

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

21. 2026-03-20
    price $85,000 505-char remark

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

22. 2026-03-19
    price $85,000 505-char remark

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

23. 2026-03-19
    price $85,000

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

24. 2026-02-18
    listed $95,000 Active 505-char remark

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

25. 2026-02-18
    listed $95,000 Active 505-char remark

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

26. 2026-02-18
    listed $95,000 Active

    Show marketing remark (505 chars)

    Charming 3-bedroom, 1 full bath home offering approximately 954 sq ft of functional living space plus a spacious garage. This property features a comfortable living room, practical layout, and well-sized bedrooms. The large garage provides excellent storage, workshop potential, or additional parking flexibility. Convenient main-floor living makes this home ideal for first-time buyers, downsizers, or investors. Great opportunity to add your personal touch and build equity. Schedule your showing today!

27. 2022-08-16
    soldstatus $55,400
28. 2016-05-26
    soldstatus $11,500
29. 2016-05-26
    soldstatus $11,500 Sold
30. 2016-04-28
    status Pending
31. 2016-04-20
    price $15,200
32. 2016-04-07
    status Active
33. 2016-03-31
    status Pending
34. 2016-03-29
    price $17,600
35. 2016-03-28
    status Active
36. 2016-03-22
    status Pending
37. 2016-02-05
    listed $20,000 Active
38. 2016-02-04
    listed $15,200
39. 2015-06-17
    historical
40. 2015-06-16
    historical
41. 2014-12-04
    listed $29,900
42. 2014-12-04
    listed $29,900

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$23/yr (+$2/mo · 2.2%)

ⓘ 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: $14,970
• − Mortgage interest: −$3,921
• − Property taxes: −$1,032
• − Insurance: −$350
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,036
• Taxable income: $5,235
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,783/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

• 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

+150.8% since first listed

25 events — show timeline

• 2026-05-09 Price Changed $75,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $75,000 REALCOMP
• 2026-05-08 Price Changed $75,000 SW Michigan MLS
• 2026-03-20 Price Changed $85,000 MiRealSource-MiMLS
• 2026-03-19 Price Changed $85,000 REALCOMP
• 2026-03-19 Price Changed $85,000 SW Michigan MLS
• 2026-02-18 Listed $95,000 SW Michigan MLS
• 2026-02-18 Listed $95,000 REALCOMP
• 2026-02-18 Listed $95,000 MiRealSource-MiMLS
• 2022-08-16 Sold (Public Records) $55,400 Public Records
• 2016-05-26 Sold (MLS) $11,500 SW Michigan MLS
• 2016-05-26 Sold (MLS) $11,500 REALCOMP
• 2016-04-28 Pending — SW Michigan MLS
• 2016-04-20 Price Changed $15,200 SW Michigan MLS
• 2016-04-07 Relisted — SW Michigan MLS
• 2016-03-31 Pending — SW Michigan MLS
• 2016-03-29 Price Changed $17,600 SW Michigan MLS
• 2016-03-28 Relisted — SW Michigan MLS
• 2016-03-22 Pending — SW Michigan MLS
• 2016-02-05 Listed $20,000 SW Michigan MLS
• 2016-02-04 Listed $15,200 REALCOMP
• 2015-06-17 Listing Removed — SW Michigan MLS
• 2015-06-16 Listing Removed — REALCOMP
• 2014-12-04 Listed $29,900 SW Michigan MLS
• 2014-12-04 Listed $29,900 REALCOMP

Property tax history

-4.1%/yr

Latest (2025): $1,032 · -44.4% YoY. Source: county tax records.