57 Merritt St · Battle Creek, MI 49017

$160,000

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 8 Days on market

Built 1920 8,712 sqft lot Est $172k · 7% under

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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 +12.9/30.0
• ARV discount +10.6/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• 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

Move right into this spacious and refreshed 4 bedroom, 2 bathroom home offering the perfect blend of updates, functionality, and storage. Located in the heart of Battle Creek, you'll enjoy convenient access to shopping, restaurants, schools, parks, healthcare, and everything the city has to offer. Inside, fresh paint, all new carpet, and abundant natural light make this home feel warm and welcoming from the moment you step inside. The updated kitchen serves as the heart of the home and is complemented by a large mudroom and pantry, providing exceptional storage and organization. The main floor primary suite features a full ensuite bathroom with the convenience of an oversized combined laundry room, making everyday living even easier. Outside, you'll love the large backyard and brand new back deck, creating the perfect space for entertaining, relaxing, or enjoying warm summer evenings. The newer 24 x 24 pole barn with metal siding, a concrete floor, and ample space offers endless possibilities for vehicle storage, hobbies, a workshop, or recreational equipment. The large unfinished basement provides abundant storage today with excellent potential to finish additional living space in the future. Major updates include a new boiler in 2020, a new water heater in 2023, an upgraded 200 amp electrical panel, and vinyl replacement windows throughout, giving you added peace of mind for years to come. With its generous living space, modern updates, prime location, and fantastic outbuilding, this move in ready home has something for everyone. Check it out today!

Key facts

• Large mudroom
• Large backyard
• New back deck

Tags

• UPDATED KITCHEN
• LARGE MUDROOM
• LARGE BACKYARD
• NEW BACK DECK
• NEWER POLE BARN
• ABUNDANT STORAGE

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional style single-family home; One or more stories (traditional 1920s design)
• Construction: Built in 1920; Vinyl siding; Asphalt shingle roof; Full basement foundation
• Exterior features: Paved road access; Barn(s) on the property

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Pantry; Insulated windows
• Laundry & utility: Washer; Dryer; Full basement (Michigan-style)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (24.5% below list).
• Recommended offer: $121k (24.5% below list) — sets the bar for 1% rule.

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: 148 active listings in the ZIP; 2 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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,796 (24.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $171,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 S Broad St	0.26mi	4/2.0 (+1)	1,556 (-5%)	1mo	$163,000	$105	74
63 N Wabash Ave N	0.34mi	3/1.0	1,536 (-6%)	2mo	$75,000	$49	68
126 Calhoun St	0.46mi	4/2.0 (+1)	1,584 (-3%)	2mo	$130,000	$82	66
157 Orchard Ave	0.46mi	4/1.5 (+1)	1,585 (-3%)	1mo	$200,000	$126	66
90 N Broad St	0.45mi	3/1.0	1,480 (-10%)	3mo	$155,000	$105	57
69 Magnolia Ave	0.61mi	4/2.0 (+1)	1,740 (+6%)	1mo	$185,000	$106	56
159 Harvard St	0.66mi	3/1.0	1,549 (-5%)	2mo	$147,000	$95	54
20 Fairview Ave	0.50mi	4/1.0 (+1)	1,496 (-9%)	1mo	$162,000	$108	52
26 E Ave N	0.55mi	3/2.0	1,452 (-11%)	5mo	$43,000	$30	51
26 E Ave	0.56mi	3/2.0	1,452 (-11%)	5mo	$43,000	$30	51
80 Piper Ave	0.60mi	4/1.0 (+1)	1,522 (-7%)	3mo	$134,000	$88	49
323 Garfield Ave	0.58mi	4/2.0 (+1)	1,806 (+10%)	5mo	$207,500	$115	47

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-26,751
• Equity at exit: $23,857

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-24,543
• 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: 148
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-12

Break-even live

Break-even rent $1,223

Max offer price $157,902

Occupancy floor 96%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	0.41mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	43d	3	0.83mi

Listing history 8 events

1. 2026-06-19
   days on market $160,000 Active 8 DOM
2. 2026-06-18
   days on market $160,000 Active 7 DOM
3. 2026-06-17
   days on market $160,000 Active 6 DOM
4. 2026-06-16
   days on market $160,000 Active 5 DOM
5. 2026-06-15
   days on market $160,000 Active 4 DOM
6. 2026-06-14
   days on market $160,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $160,000 Active 1 DOM

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$869/yr (+$72/mo · 119.9%)

ⓘ 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: $14,496
• − Mortgage interest: −$8,962
• − Property taxes: −$725
• − Insurance: −$800
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,655
• Taxable loss: −$2,966
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $569/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

+0.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $160,000 MiRealSource-MiMLS
• 2026-06-11 Listed $160,000 REALCOMP
• 2026-06-11 Listed $160,000 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $725 · -25.2% YoY. Source: county tax records.