186 Howland St · Battle Creek, MI 49037

$49,000

3 bd · 3.5 ba · 1,466 sqft · SingleFamily public records · 81 Days on market

Built 1925 7,480 sqft lot $33/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

Key facts

• Nice-sized lot
• Functional layout
• Outdoor improvements

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• GENEROUSLY SIZED BEDROOMS
• NICE-SIZED LOT
• OUTDOOR IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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); 236 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y ago; this cycle's ask has dropped $11k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 2.56% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.81%
• DSCR: 3.26
• GRM: 3.3

CMA / ARV

• ARV (median comp): $122,870
• List price: $49,000
• Delta: -60.12%
• 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
111 Greenwood Ave	0.13mi	3/1.5	1,440 (-2%)	14mo	$184,500	$128	71
52 Roseneath Ave	0.28mi	2/2.0 (-1)	1,488 (+2%)	6mo	$80,000	$54	68
207 N Wood St	0.25mi	3/1.5	1,520 (+4%)	21mo	$125,000	$82	57
5 Beglin Ct	0.45mi	3/1.5	1,552 (+6%)	6mo	$123,000	$79	56
46 Walter Ave	0.29mi	4/2.0 (+1)	1,580 (+8%)	8mo	$150,500	$95	56
244 Parkway Dr	0.05mi	3/2.0	1,308 (-11%)	22mo	$125,000	$96	55
80 Vineyard Ave	0.45mi	3/1.0	1,296 (-12%)	3mo	$108,000	$83	48
242 N Wood St	0.24mi	2/1.0 (-1)	1,594 (+9%)	18mo	$135,000	$85	44
84 Somerset Ave	0.61mi	2/1.0 (-1)	1,509 (+3%)	10mo	$21,750	$14	43
590 N Washington Ave	0.69mi	3/2.0	1,620 (+10%)	14mo	$250,000	$154	33

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: 54.7%
• Equity multiple: 3.61×
• Total profit: $35,751
• Equity at exit: $7,306

10-year hold

• IRR: 61.8%
• Equity multiple: 8.96×
• Total profit: $109,195
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $581

Break-even live

Break-even rent $519

Max offer price $49,000

Occupancy floor 49%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	43d	3	0.67mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	20d	3	0.72mi
420 Arbor Pointe Dr Battle Creek, MI	1.0–2.0	1.0	820	$1,140	$1.39	13d	6	1.18mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	1.31mi

Listing history 37 events

1. 2026-06-19
   days on market $49,000 Active 81 DOM
2. 2026-06-18
   days on market $49,000 Active 80 DOM
3. 2026-06-17
   days on market $49,000 Active 79 DOM
4. 2026-06-16
   days on market $49,000 Active 78 DOM
5. 2026-06-15
   days on market $49,000 Active 77 DOM
6. 2026-06-14
   days on market $49,000 Active 75 DOM
7. 2026-06-13
   days on market $49,000 Active 74 DOM
8. 2026-06-10
   days on market $49,000 Active 72 DOM
9. 2026-06-09
   days on market $49,000 Active 71 DOM
10. 2026-06-08
    days on market $49,000 Active 70 DOM
11. 2026-06-07
    days on market $49,000 Active 69 DOM
12. 2026-06-05
    pricedays on market $49,000 Active 66 DOM
13. 2026-06-02
    days on market $54,000 Active 64 DOM
14. 2026-06-01
    days on market $54,000 Active 63 DOM
15. 2026-05-31
    days on market $54,000 Active 62 DOM
16. 2026-05-30
    days on market $54,000 Active 61 DOM
17. 2026-04-28
    price $54,000 993-char remark

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

18. 2026-04-27
    price $54,000 993-char remark

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

19. 2026-04-27
    price $54,000

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

20. 2026-03-23
    historical

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

21. 2026-03-23
    listed $60,000 Active 993-char remark

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

22. 2026-03-23
    listed $60,000 Active 993-char remark

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

23. 2026-03-23
    listed $60,000 Active

    Show marketing remark (993 chars)

    Unlock the potential at 186 Howland Street !! This fixer-upper is a fantastic opportunity for investors, flippers, or buyers looking to build sweat equity and make a home truly their own. Featuring a functional layout with spacious living areas and generously sized bedrooms, this property is ready for your vision and updates. The kitchen and living spaces offer a solid starting point for renovation, allowing you to customize to your style and needs. This home could easily be converted to a duplex featuring one unit with 3 bedrooms and 2 baths and the other a studio. Situated on a nice-sized lot, the yard provides plenty of space for outdoor improvements, entertaining, or landscaping projects. With the right updates, this property has strong potential to shine. Conveniently located near schools, shopping, and main roads, this home offers both location and opportunity. Bring your tools and imagination--this is your chance to transform a diamond in the rough into something special.

24. 2026-01-30
    listed $65,000 Active
25. 2026-01-30
    listed $65,000 Active
26. 2014-09-09
    historical
27. 2014-08-28
    historical
28. 2014-08-26
    historical
29. 2003-11-01
    historical
30. 2003-05-01
    listed $24,000
31. 2003-05-01
    listed $24,000
32. 2003-05-01
    historical
33. 2002-10-25
    listed $24,000
34. 2002-10-25
    listed $24,000
35. 2002-10-25
    historical
36. 2002-04-25
    listed $24,000
37. 2002-04-25
    listed $24,000

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 3/10 Moderate 7 d/yr ≥98°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: $15,049
• − Mortgage interest: −$2,745
• − Property taxes: −$1,589
• − Insurance: −$245
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$1,425
• Taxable income: $6,637
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,378/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

+125.0% since first listed

21 events — show timeline

• 2026-04-28 Price Changed $54,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $54,000 REALCOMP
• 2026-04-27 Price Changed $54,000 SW Michigan MLS
• 2026-03-23 Listed $60,000 SW Michigan MLS
• 2026-03-23 Listed $60,000 REALCOMP
• 2026-03-23 Listed $60,000 MiRealSource-MiMLS
• 2026-03-23 Listing Removed — MiRealSource-MiMLS
• 2026-01-30 Listed $65,000 MiRealSource-MiMLS
• 2026-01-30 Listed $65,000 REALCOMP
• 2014-09-09 Listing Removed — SW Michigan MLS
• 2014-08-28 Listing Removed — SW Michigan MLS
• 2014-08-26 Listing Removed — SW Michigan MLS
• 2003-11-01 Listing Removed — REALCOMP
• 2003-05-01 Listing Removed — REALCOMP
• 2003-05-01 Listed $24,000 REALCOMP
• 2003-05-01 Listed $24,000 SW Michigan MLS
• 2002-10-25 Listing Removed — REALCOMP
• 2002-10-25 Listed $24,000 REALCOMP
• 2002-10-25 Listed $24,000 SW Michigan MLS
• 2002-04-25 Listed $24,000 REALCOMP
• 2002-04-25 Listed $24,000 SW Michigan MLS

Property tax history

+8.4%/yr

Latest (2025): $1,589 · -37.2% YoY. Source: county tax records.