21 Bradley St · Battle Creek, MI 49017

$89,000

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 13 Days on market

Built 1920 6,839 sqft lot Est $135k · 34% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a perfect starter or last home why rent when this could be yours. Very affordable 2 bed 1 bath bungalow with attached garage and nice large yard. Close to Many Restaurants, Shopping, Dog Park.

Key facts

• Close to restaurants
• Attached garage
• Large yard

Tags

• ATTACHED GARAGE
• LARGE YARD
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO DOG PARK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Natural gas connected
• Home design: Single-family residence; Residential property; Built in 1920
• Construction: Wood siding; Shingle roof
• Exterior features: Paved road access; Lot is approximately 0.16 acres

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space and slab foundation / basement configuration
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 10.1% 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.
• Pennfield Schools (rural): math 18% / reading 33% proficiency, ranked #407 of 540 in MI (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 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 $89,000

Questions for the listing agent

1. Built in 1920 — 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: 1.17% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $135,036
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Cornell Dr	0.48mi	2/1.0	720 (-1%)	9mo	$139,900	$194	69
239 Sharon Ave	0.13mi	2/1.0	660 (-9%)	13mo	$123,000	$186	68
145 Van Armon Ave	0.24mi	1/1.0 (-1)	808 (+11%)	5mo	$123,000	$152	61
205 W Pitman Ave	0.72mi	2/1.0	725 (-0%)	14mo	$112,000	$154	54
425 Cornell Dr	0.51mi	2/2.0	832 (+15%)	10mo	$150,000	$180	39
253 Laurel Dr	0.60mi	3/1.0 (+1)	825 (+14%)	14mo	$155,000	$188	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $3,373
• Equity at exit: $13,270

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $25,765
• Equity at exit: $7,695

Cash invested: $24,920 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $280

Break-even live

Break-even rent $683

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $330	-5% $305	+0% $280	+5% $255	+10% $229
Rent	-10% $198	-5% $239	+0% $280	+5% $321	+10% $362
Rate	-1.0pp $325	-0.5pp $303	base $280	+0.5pp $257	+1.0pp $233

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	44d	6	0.76mi
595 Wagner Dr Unit 22 Battle Creek, MI	1.0	1.0	750	$1,050	$1.40	44d	1	1.00mi

Listing history 39 events

1. 2026-06-19
   days on market $89,000 Active 13 DOM
2. 2026-06-18
   days on market $89,000 Active 12 DOM
3. 2026-06-17
   days on market $89,000 Active 11 DOM
4. 2026-06-16
   days on market $89,000 Active 10 DOM
5. 2026-06-15
   statusdays on market $89,000 Active 9 DOM
6. 2026-06-07
   statusdays on market $89,000 Pending 8 DOM
7. 2026-06-03
   days on market $89,000 Active 6 DOM
8. 2026-06-03
   days on market $89,000 Active 5 DOM
9. 2026-06-01
   days on market $89,000 Active 4 DOM
10. 2026-05-31
    days on market $89,000 Active 3 DOM
11. 2026-05-30
    days on market $89,000 Active 2 DOM
12. 2026-05-28
    listed $89,000 Active 200-char remark

    Show marketing remark (200 chars)

    This is a perfect starter or last home why rent when this could be yours. Very affordable 2 bed 1 bath bungalow with attached garage and nice large yard. Close to Many Restaurants, Shopping, Dog Park.

13. 2026-05-27
    listed $89,000 Active

    Show marketing remark (200 chars)

    This is a perfect starter or last home why rent when this could be yours. Very affordable 2 bed 1 bath bungalow with attached garage and nice large yard. Close to Many Restaurants, Shopping, Dog Park.

14. 2026-05-27
    listed $89,000 Active 200-char remark

    Show marketing remark (200 chars)

    This is a perfect starter or last home why rent when this could be yours. Very affordable 2 bed 1 bath bungalow with attached garage and nice large yard. Close to Many Restaurants, Shopping, Dog Park.

15. 2025-12-10
    soldstatus $85,000 Closed
16. 2025-12-10
    soldstatus $85,000 Closed
17. 2025-12-10
    soldstatus $85,000 Sold
18. 2025-11-12
    status Pending
19. 2025-11-12
    status Pending
20. 2025-11-12
    status Pending
21. 2025-10-31
    status Active
22. 2025-10-31
    status Active
23. 2025-10-31
    status Active
24. 2025-10-26
    status Pending
25. 2025-10-26
    status Pending
26. 2025-10-26
    status Pending
27. 2025-10-20
    status Active
28. 2025-10-20
    status Active
29. 2025-10-20
    status Active
30. 2025-10-09
    status Pending
31. 2025-10-09
    status Pending
32. 2025-10-09
    status Pending
33. 2025-09-29
    price $85,000
34. 2025-09-29
    price $85,000
35. 2025-09-29
    price $85,000
36. 2025-09-04
    listed $88,000 Active
37. 2025-09-04
    listed $88,000 Active
38. 2025-09-04
    listed $88,000 Active
39. 2025-07-14
    soldstatus $45,000

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$470/yr (+$39/mo · 109.4%)

ⓘ 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: $12,448
• − Mortgage interest: −$4,985
• − Property taxes: −$430
• − Insurance: −$445
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,589
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,877/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: Pennfield Schools
• NCES district ID: 2627810
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $48,548
• Composite: 22.27/100
• National rank: #8142
• State rank: #407 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): 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

+97.8% since first listed

28 events — show timeline

• 2026-05-28 Listed $89,000 REALCOMP
• 2026-05-27 Listed $89,000 MiRealSource-MiMLS
• 2026-05-27 Listed $89,000 SW Michigan MLS
• 2025-12-10 Sold (MLS) $85,000 SW Michigan MLS
• 2025-12-10 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2025-12-10 Sold (MLS) $85,000 REALCOMP
• 2025-11-12 Pending — MiRealSource-MiMLS
• 2025-11-12 Pending — REALCOMP
• 2025-11-12 Pending — SW Michigan MLS
• 2025-10-31 Relisted — REALCOMP
• 2025-10-31 Relisted — MiRealSource-MiMLS
• 2025-10-31 Relisted — SW Michigan MLS
• 2025-10-26 Pending — MiRealSource-MiMLS
• 2025-10-26 Pending — REALCOMP
• 2025-10-26 Pending — SW Michigan MLS
• 2025-10-20 Relisted — REALCOMP
• 2025-10-20 Relisted — SW Michigan MLS
• 2025-10-20 Relisted — MiRealSource-MiMLS
• 2025-10-09 Pending — REALCOMP
• 2025-10-09 Pending — MiRealSource-MiMLS
• 2025-10-09 Pending — SW Michigan MLS
• 2025-09-29 Price Changed $85,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $85,000 REALCOMP
• 2025-09-29 Price Changed $85,000 SW Michigan MLS
• 2025-09-04 Listed $88,000 SW Michigan MLS
• 2025-09-04 Listed $88,000 MiRealSource-MiMLS
• 2025-09-04 Listed $88,000 REALCOMP
• 2025-07-14 Sold (Public Records) $45,000 Public Records

Property tax history

-11.1%/yr

Latest (2025): $430 · -52.8% YoY. Source: county tax records.