24 Garrison Ave · Battle Creek, MI 49017

$175,000

4 bd · 1.5 ba · 1,768 sqft · SingleFamily public records · 11 Days on market

Built 1910 6,534 sqft lot Est $168k · at est.

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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 +17.7/30.0
• ARV discount +5.6/15.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• 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

Looking for a historic home with all its old-world charm still in tack? Original woodwork, floors, and doors all still proudly adorn the interior of this spacious 1910 two story home. 4 Bedrooms, 1 1/2 Bathrooms with some tasteful modern amenities such as updated electrical, central air and basement laundry. Step outside to find beautiful perennial gardens, mature shade trees, and a covered front porch to take it all in. A two-car garage and a full basement round out this well-balanced home. Home is conveniently located just off Capital Ave NE (M-66), a pivotal hub allowing a convenient commute to downtown Battle Creek and surrounding areas. A little TLC, a few updates, and some personal touches will turn this house into a beautiful home.

Key facts

• Covered front porch
• Updated electrical
• Perennial gardens

Tags

• ORIGINAL WOODWORK
• PERENNIAL GARDENS
• MATURE SHADE TREES
• COVERED FRONT PORCH
• UPDATED ELECTRICAL
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Single family residence; Traditional style; Residential property
• Construction: Built in 1910; Wood siding construction; Shingle roof; Full basement
• Exterior features: Paved road access; 0.15-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Dressing room off bedroom 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Eat-in kitchen; Fireplace; 12 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (9.2% below list).
• Recommended offer: $159k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.5% 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: 155 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/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 $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 11 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,933 (9.2% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $167,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Magnolia Ave	0.55mi	4/2.0	1,740 (-2%)	1mo	$185,000	$106	69
323 Garfield Ave	0.48mi	4/2.0	1,806 (+2%)	5mo	$207,500	$115	68
157 Orchard Ave	0.29mi	4/1.5	1,585 (-10%)	1mo	$200,000	$126	68
90 N Broad St	0.31mi	3/1.0 (-1)	1,680 (-5%)	3mo	$155,000	$92	68
16 S Broad St	0.22mi	4/2.0	1,556 (-12%)	1mo	$163,000	$105	67
63 N Wabash Ave N	0.19mi	3/1.0 (-1)	1,536 (-13%)	2mo	$75,000	$49	60
126 Calhoun St	0.44mi	4/2.0	1,984 (+12%)	2mo	$130,000	$66	55
80 Piper Ave	0.45mi	4/1.0	1,522 (-14%)	3mo	$134,000	$88	51
61 Rose St	0.45mi	3/2.0 (-1)	1,584 (-10%)	6mo	$134,900	$85	50
78 Central St	0.46mi	5/2.5 (+1)	1,952 (+10%)	4mo	$210,000	$108	49
28 Convis St	0.70mi	3/2.0 (-1)	1,842 (+4%)	6mo	$36,400	$20	49
159 Harvard St	0.57mi	3/1.0 (-1)	1,549 (-12%)	2mo	$147,000	$95	44

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-19,452
• Equity at exit: $26,093

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-5,565
• Equity at exit: $15,131

Cash invested: $49,000 (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: 155
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $140

Break-even live

Break-even rent $1,412

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $239	-5% $190	+0% $140	+5% $91	+10% $41
Rent	-10% $15	-5% $78	+0% $140	+5% $203	+10% $266
Rate	-1.0pp $228	-0.5pp $185	base $140	+0.5pp $95	+1.0pp $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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $175,000 Active 11 DOM
2. 2026-06-19
   days on market $175,000 Active 9 DOM
3. 2026-06-18
   days on market $175,000 Active 8 DOM
4. 2026-06-17
   days on market $175,000 Active 7 DOM
5. 2026-06-16
   days on market $175,000 Active 6 DOM
6. 2026-06-15
   days on market $175,000 Active 5 DOM
7. 2026-06-14
   days on market $175,000 Active 3 DOM
8. 2026-06-13
   remarks 692-char remark
9. 2026-06-13
   listed $175,000 Active 2 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: $1,495 · $125/mo
• Projected year-2 tax: $2,095 · $175/mo
• Expected delta: +$600/yr (+$50/mo · 40.1%)

ⓘ 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: $19,072
• − Mortgage interest: −$9,803
• − Property taxes: −$1,495
• − Insurance: −$875
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,091
• Taxable loss: −$1,243
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,983/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 $175,000 REALCOMP
• 2026-06-10 Listed $175,000 MiRealSource-MiMLS
• 2026-06-10 Listed $175,000 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $1,495 · -25.2% YoY. Source: county tax records.