11 Cornwell St · Brownlee Park, MI 49014

$54,500

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 71 Days on market

Built 1925 5,924 sqft lot $61/sqft · 49% below area Est $108k · 49% 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
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

Key facts

• 5,924 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 3.8% in Brownlee Park — 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 66/100 on livability (#429 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Harper Creek Community Schools (rural): math 25% / reading 40% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beadle Lake Elementary School (math 37% / reading 32%, grade F, #744 of 1,397 statewide, top 57%, 325 students, 60% FRL); Harper Creek Middle School (math 18% / reading 41%, grade F, #343 of 493 statewide, top 72%, 834 students, 47% FRL); Harper Creek High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 904 students, 40% FRL).
• Market conditions: 138 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $377 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 + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y ago; this cycle's ask has dropped $10k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.91% ✓
• Cap rate: 16.08%
• Cash-on-cash: 34.95%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $107,517
• List price: $54,500
• Delta: -49.31%
• 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
30 Cynthia St	0.22mi	2/1.0	912 (+3%)	10mo	$89,900	$99	77
32 Hannah St	0.27mi	3/2.0 (+1)	864 (-3%)	1mo	$134,900	$156	73
160 Rook St	0.31mi	2/1.0	864 (-3%)	18mo	$157,000	$182	66
91 Vale St	0.41mi	2/1.0	864 (-3%)	15mo	$12,500	$14	64
85 Vale St	0.41mi	3/1.0 (+1)	860 (-3%)	11mo	$73,000	$85	62
12 Winnifred St	0.09mi	1/1.5 (-1)	792 (-11%)	12mo	$100,000	$126	60
305 Wildwood Ave	0.66mi	2/1.0	918 (+3%)	16mo	$110,310	$120	50
229 Cohasset Ave	0.70mi	2/1.0	828 (-7%)	9mo	$117,000	$141	49
92 Vale St	0.44mi	2/1.0	812 (-9%)	22mo	$143,500	$177	47
38 Inn Rd	0.62mi	3/1.0 (+1)	941 (+6%)	13mo	$106,000	$113	45
214 Post Ave	0.67mi	2/1.0	973 (+10%)	9mo	$86,000	$88	45
117 Inn Rd	0.67mi	3/1.0 (+1)	770 (-13%)	8mo	$65,000	$84	35

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: 30.5%
• Equity multiple: 2.28×
• Total profit: $19,494
• Equity at exit: $8,126

10-year hold

• IRR: 37.7%
• Equity multiple: 4.51×
• Total profit: $53,494
• Equity at exit: $4,712

Cash invested: $15,260 (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 49014

• Home prices YoY: -28.7%
• Active inventory: 138
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,042 high
• Mortgage (P&I): −$286
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $444

Break-even live

Break-even rent $479

Max offer price $54,500

Occupancy floor 52%

Sensitivity live

Price	-10% $475	-5% $460	+0% $444	+5% $429	+10% $414
Rent	-10% $362	-5% $403	+0% $444	+5% $486	+10% $527
Rate	-1.0pp $472	-0.5pp $458	base $444	+0.5pp $430	+1.0pp $416

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$954	$1.25	45d	16	0.16mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	45d	1	0.31mi
744 E Michigan Ave Unit 04 Battle Creek, MI	1.0	1.0	650	$900	$1.38	45d	1	0.31mi
595 Wagner Dr Unit 22 Battle Creek, MI	1.0	1.0	750	$1,050	$1.40	45d	1	1.11mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	45d	6	1.35mi

Listing history 39 events

1. 2026-06-22
   days on market $54,500 Active 71 DOM
2. 2026-06-19
   days on market $54,500 Active 69 DOM
3. 2026-06-18
   days on market $54,500 Active 68 DOM
4. 2026-06-17
   days on market $54,500 Active 67 DOM
5. 2026-06-16
   days on market $54,500 Active 66 DOM
6. 2026-06-15
   days on market $54,500 Active 65 DOM
7. 2026-06-14
   days on market $54,500 Active 63 DOM
8. 2026-06-13
   days on market $54,500 Active 62 DOM
9. 2026-06-10
   days on market $54,500 Active 60 DOM
10. 2026-06-09
    days on market $54,500 Active 59 DOM
11. 2026-06-08
    days on market $54,500 Active 58 DOM
12. 2026-06-07
    days on market $54,500 Active 57 DOM
13. 2026-06-05
    pricedays on market $54,500 Active 54 DOM
14. 2026-06-02
    days on market $59,000 Active 52 DOM
15. 2026-06-01
    days on market $59,000 Active 51 DOM
16. 2026-05-31
    days on market $59,000 Active 50 DOM
17. 2026-05-30
    days on market $59,000 Active 49 DOM
18. 2026-05-12
    price $59,000 554-char remark

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

19. 2026-05-11
    price $59,000 554-char remark

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

20. 2026-05-11
    price $59,000

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

21. 2026-04-24
    status Active 554-char remark

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

22. 2026-04-24
    historical 554-char remark

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

23. 2026-04-11
    listed $64,500 Active 554-char remark

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

24. 2026-04-11
    listed $64,500 Active 554-char remark

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

25. 2026-04-11
    listed $64,500 Active

    Show marketing remark (554 chars)

    This property offers strong upside for investors looking for their next project. Positioned just minutes from downtown and with quick access to major highways the location supports easy travel throughout the city and beyond. This is a strong opportunity in a well-connected area with long-term potential. The home has great bones and provides plenty of room for a thoughtful rehab. With the right updates, this property presents a clear path for added value, whether the next owner plans to renovate and resell or update and hold as a rental. Sold as-is.

26. 2014-09-15
    historical
27. 2014-09-15
    historical
28. 2004-02-02
    listed $20,000
29. 2004-02-02
    listed $20,000
30. 2004-01-31
    historical
31. 2003-07-11
    listed $28,000
32. 2003-07-11
    listed $28,000
33. 2002-05-17
    listed $54,000
34. 2001-07-03
    historical
35. 2001-07-03
    historical
36. 2001-06-06
    listed $52,900
37. 2001-06-06
    listed $52,900
38. 1996-07-24
    soldstatus $39,000
39. 1996-03-05
    listed $39,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,500
• − Mortgage interest: −$3,053
• − Property taxes: −$839
• − Insurance: −$272
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$1,585
• Taxable income: $4,750
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $4,194/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: Harper Creek Community Schools
• NCES district ID: 2617730
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $53,979
• Composite: 28.6/100
• National rank: #6713
• State rank: #313 of 540 in MI

Livability — Brownlee Park

• Score: 66/100
• State rank: #429
• US rank: #11906

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownlee Park, MI
• County: Calhoun County · 91,590 people
• Metro: Battle Creek, MI
• Population (ZIP): 21,980
• Household income: $69,009
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 416.0

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% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -97.29%
• Current HPI: 241.3422
• 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

+51.3% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $59,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $59,000 REALCOMP
• 2026-05-11 Price Changed $59,000 SW Michigan MLS
• 2026-04-24 Relisted — REALCOMP
• 2026-04-24 Listing Removed — REALCOMP
• 2026-04-11 Listed $64,500 REALCOMP
• 2026-04-11 Listed $64,500 SW Michigan MLS
• 2026-04-11 Listed $64,500 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2004-02-02 Listed $20,000 SW Michigan MLS
• 2004-02-02 Listed $20,000 REALCOMP
• 2004-01-31 Listing Removed — REALCOMP
• 2003-07-11 Listed $28,000 REALCOMP
• 2003-07-11 Listed $28,000 SW Michigan MLS
• 2002-05-17 Listed $54,000 SW Michigan MLS
• 2001-07-03 Listing Removed — SW Michigan MLS
• 2001-07-03 Listing Removed — REALCOMP
• 2001-06-06 Listed $52,900 SW Michigan MLS
• 2001-06-06 Listed $52,900 REALCOMP
• 1996-07-24 Sold (MLS) $39,000 SW Michigan MLS
• 1996-03-05 Listed $39,000 SW Michigan MLS

Property tax history

-3.3%/yr

Latest (2025): $839 · -26.6% YoY. Source: county tax records.