21 Bryant St · Battle Creek, MI 49017

$109,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 42 Days on market

Built 1925 4,617 sqft lot $95/sqft · 24% below area Est $144k · 24% under

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Why this score? — see what drove the C+ 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• 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

This is a lot of house for the money. according to previous listings Roof shingles and siding replaced 2019. Hardwood flooring throughout. Rooms are generously sized. Front porch enclosed, full basement for plenty of storage. For more information and to place a bid go to hudhomestore. gov HUD Case#263-685809. Equal H/O For more information on how to buy a HUD Home go to rainecompanies.com Equal H/O This home is close to the college, hospital, and elementary school.

Key facts

• Hardwood flooring
• Siding replaced
• Front porch enclosed

Tags

• ROOF SHINGLES REPLACED
• SIDING REPLACED
• HARDWOOD FLOORING
• FRONT PORCH ENCLOSED
• FULL BASEMENT
• CLOSE TO COLLEGE

Property features AI

Finance

• Financial info: Home warranty included

Exterior

• Utilities: Natural gas available and connected; Electricity available; Cable connected
• Home design: Traditional style single-family residence; Built in 1925
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Paved road access; Public water

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window AC unit(s)
• Interior features: Low-threshold shower; Full basement; 7 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $754 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 33 sale attempts since 26y ago 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.10% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (median comp): $144,040
• List price: $109,000
• Delta: -24.33%
• 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
261 E Emmett St E	0.24mi	3/1.0	1,176 (+3%)	3mo	$65,000	$55	82
136 N Broad St	0.06mi	2/1.0 (-1)	1,215 (+6%)	1mo	$185,000	$152	81
246 Laurel Dr	0.24mi	3/1.0	1,089 (-5%)	3mo	$179,000	$164	78
192 Hunter St	0.13mi	3/2.0	1,250 (+9%)	2mo	$185,000	$148	73
30 East Ave N	0.29mi	3/1.0	1,054 (-8%)	3mo	$89,900	$85	71
54 Maple Ter	0.23mi	2/1.0 (-1)	1,000 (-13%)	2mo	$139,000	$139	62
80 Magnolia Ave	0.46mi	2/1.5 (-1)	1,216 (+6%)	1mo	$133,000	$109	60
83 Magnolia Ave	0.49mi	3/1.0	1,260 (+10%)	2mo	$142,500	$113	58
611 E Roosevelt Ave E	0.66mi	3/1.0	1,213 (+6%)	2mo	$165,000	$136	57
167 Sharon Ave	0.70mi	3/2.5	1,186 (+4%)	2mo	$130,000	$110	54
168 Yale St	0.56mi	3/1.0	1,312 (+15%)	1mo	$118,000	$90	48
31 Oxford St	0.60mi	2/1.0 (-1)	996 (-13%)	2mo	$105,000	$105	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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-4,822
• Equity at exit: $16,252

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $12,377
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$572
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $201

Break-even live

Break-even rent $947

Max offer price $109,000

Occupancy floor 78%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	44d	1	0.56mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	44d	6	0.59mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	0.88mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	44d	3	0.96mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	21d	3	1.05mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	44d	1	1.32mi

Listing history 50 events

1. 2026-06-19
   days on market $109,000 Active 42 DOM
2. 2026-06-18
   days on market $109,000 Active 41 DOM
3. 2026-06-17
   days on market $109,000 Active 40 DOM
4. 2026-06-16
   days on market $109,000 Active 39 DOM
5. 2026-06-15
   days on market $109,000 Active 38 DOM
6. 2026-06-14
   days on market $109,000 Active 36 DOM
7. 2026-06-13
   days on market $109,000 Active 35 DOM
8. 2026-06-10
   days on market $109,000 Active 33 DOM
9. 2026-06-09
   days on market $109,000 Active 32 DOM
10. 2026-06-08
    days on market $109,000 Active 31 DOM
11. 2026-06-07
    days on market $109,000 Active 30 DOM
12. 2026-06-05
    days on market $109,000 Active 27 DOM
13. 2026-06-02
    days on market $109,000 Active 25 DOM
14. 2026-06-01
    days on market $109,000 Active 24 DOM
15. 2026-05-31
    days on market $109,000 Active 23 DOM
16. 2026-05-30
    days on market $109,000 Active 22 DOM
17. 2026-05-08
    listed $109,000 Active 469-char remark

    Show marketing remark (470 chars)

    This is a lot of house for the money. according to previous listings Roof shingles and siding replaced 2019. Hardwood flooring throughout. Rooms are generously sized. Front porch enclosed, full basement for plenty of storage. For more information and to place a bid go to hudhomestore. gov HUD Case#263-685809. Equal H/O For more information on how to buy a HUD Home go to rainecompanies.com Equal H/O This home is close to the college, hospital, and elementary school.

18. 2026-05-08
    listed $109,000 Active 470-char remark

    Show marketing remark (470 chars)

    This is a lot of house for the money. according to previous listings Roof shingles and siding replaced 2019. Hardwood flooring throughout. Rooms are generously sized. Front porch enclosed, full basement for plenty of storage. For more information and to place a bid go to hudhomestore. gov HUD Case#263-685809. Equal H/O For more information on how to buy a HUD Home go to rainecompanies.com Equal H/O This home is close to the college, hospital, and elementary school.

19. 2026-05-08
    listed $109,000 Active

    Show marketing remark (470 chars)

    This is a lot of house for the money. according to previous listings Roof shingles and siding replaced 2019. Hardwood flooring throughout. Rooms are generously sized. Front porch enclosed, full basement for plenty of storage. For more information and to place a bid go to hudhomestore. gov HUD Case#263-685809. Equal H/O For more information on how to buy a HUD Home go to rainecompanies.com Equal H/O This home is close to the college, hospital, and elementary school.

20. 2025-08-22
    status Pending
21. 2025-08-22
    status Pending
22. 2025-08-17
    historical
23. 2025-08-17
    historical
24. 2025-08-12
    listed $118,000 Active
25. 2025-08-12
    listed $118,000 Active
26. 2022-03-24
    soldstatus $188,000
27. 2022-03-16
    soldstatus $88,000 Sold
28. 2022-03-16
    soldstatus $88,000 Sold
29. 2021-12-23
    status Pending
30. 2021-12-23
    status Pending
31. 2021-12-19
    listed $92,500 Active
32. 2021-12-19
    listed $92,500 Active
33. 2021-12-19
    listed $92,500
34. 2021-01-15
    soldstatus $71,000
35. 2021-01-08
    soldstatus $71,000 Sold
36. 2021-01-08
    soldstatus $71,000 Sold
37. 2020-11-25
    status Pending
38. 2020-11-25
    historical
39. 2020-10-20
    historical Active Backup
40. 2020-09-15
    listed $67,900
41. 2020-09-15
    listed $67,900 Active
42. 2020-09-15
    listed $67,900
43. 2014-09-26
    historical
44. 2014-09-25
    historical
45. 2014-09-25
    historical
46. 2014-09-25
    historical
47. 2014-09-17
    historical
48. 2014-09-17
    historical
49. 2014-09-15
    historical
50. 2013-10-15
    soldstatus $18,900

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$53/yr (+$4/mo · 3.4%)

ⓘ 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: $14,422
• − Mortgage interest: −$6,106
• − Property taxes: −$1,572
• − Insurance: −$545
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,171
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,244/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

+172.5% since first listed

71 events — show timeline

• 2026-05-08 Listed $109,000 SW Michigan MLS
• 2026-05-08 Listed $109,000 REALCOMP
• 2026-05-08 Listed $109,000 MiRealSource-MiMLS
• 2025-08-22 Pending — REALCOMP
• 2025-08-22 Pending — MiRealSource-MiMLS
• 2025-08-17 Listing Removed — MiRealSource-MiMLS
• 2025-08-17 Listing Removed — REALCOMP
• 2025-08-12 Listed $118,000 MiRealSource-MiMLS
• 2025-08-12 Listed $118,000 REALCOMP
• 2022-03-24 Sold (Public Records) $188,000 Public Records
• 2022-03-16 Sold (MLS) $88,000 SW Michigan MLS
• 2022-03-16 Sold (MLS) $88,000 REALCOMP
• 2021-12-23 Pending — SW Michigan MLS
• 2021-12-23 Pending — REALCOMP
• 2021-12-19 Listed $92,500 MiRealSource-MiMLS
• 2021-12-19 Listed $92,500 SW Michigan MLS
• 2021-12-19 Listed $92,500 REALCOMP
• 2021-01-15 Sold (Public Records) $71,000 Public Records
• 2021-01-08 Sold (MLS) $71,000 SW Michigan MLS
• 2021-01-08 Sold (MLS) $71,000 REALCOMP
• 2020-11-25 Pending — SW Michigan MLS
• 2020-11-25 Listing Removed — REALCOMP
• 2020-10-20 Contingent — SW Michigan MLS
• 2020-09-15 Listed $67,900 MiRealSource-MiMLS
• 2020-09-15 Listed $67,900 SW Michigan MLS
• 2020-09-15 Listed $67,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2013-10-15 Sold (MLS) $18,900 REALCOMP
• 2013-10-15 Sold (MLS) $18,900 SW Michigan MLS
• 2013-08-08 Listed $18,900 REALCOMP
• 2013-08-08 Listed $18,900 SW Michigan MLS
• 2013-03-28 Listing Removed — REALCOMP
• 2012-09-24 Listed $33,000 REALCOMP
• 2012-09-24 Listed $33,000 SW Michigan MLS
• 2012-07-02 Listing Removed — REALCOMP
• 2012-02-02 Listed $50,000 REALCOMP
• 2012-02-02 Listed $50,000 SW Michigan MLS
• 2009-08-07 Listing Removed — REALCOMP
• 2008-08-07 Listed $66,900 REALCOMP
• 2008-08-07 Listed $66,900 SW Michigan MLS
• 2008-08-04 Listing Removed — SW Michigan MLS
• 2008-08-04 Listing Removed — REALCOMP
• 2008-02-20 Listed $66,900 SW Michigan MLS
• 2008-02-20 Listed $66,900 REALCOMP
• 2005-07-14 Sold (Public Records) $69,500 Public Records
• 2005-05-10 Listing Removed — REALCOMP
• 2005-05-10 Listing Removed — SW Michigan MLS
• 2005-03-04 Listed $69,900 REALCOMP
• 2005-03-04 Listed $69,900 SW Michigan MLS
• 2005-02-18 Listing Removed — REALCOMP
• 2004-10-18 Listed $69,900 REALCOMP
• 2004-10-18 Listed $69,900 SW Michigan MLS
• 2004-10-16 Listing Removed — REALCOMP
• 2004-09-13 Listed $69,900 REALCOMP
• 2004-09-13 Listed $69,900 SW Michigan MLS
• 2004-09-12 Listing Removed — REALCOMP
• 2004-05-12 Listed $74,900 REALCOMP
• 2004-05-12 Listed $74,900 SW Michigan MLS
• 2004-03-30 Listing Removed — REALCOMP
• 2003-10-09 Listed $84,900 REALCOMP
• 2003-10-09 Listed $84,900 SW Michigan MLS
• 2001-04-18 Listing Removed — REALCOMP
• 2001-04-18 Listing Removed — SW Michigan MLS
• 2000-08-28 Listed $40,000 REALCOMP
• 2000-08-28 Listed $40,000 SW Michigan MLS

Property tax history

+3.8%/yr

Latest (2025): $1,572 · -25.2% YoY. Source: county tax records.