168 Homecrest Rd · Battle Creek, MI 49037

$160,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 4 Days on market

Built 1962 0.27 ac lot Est $137k · 17% over

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Why this score? — see what drove the F 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 +15.1/30.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated ranch home in Bedford Township! Featuring three spacious bedrooms, each with generous closets, complemented by a beautifully fully remodeled bathroom for a fresh, modern feel! This home boasts resurfaced hardwood floors, a bright kitchen with a cozy eat-in area, a full walkout basement, and a 2 car attached garage. Enjoy the serene, fenced backyard nestled on a quiet cul-de-sac. Don't miss this move-in-ready gem!

Key facts

• Bright kitchen
• Updated ranch home
• Remodeled bathroom

Tags

• UPDATED RANCH HOME
• REMODELED BATHROOM
• RESURFACED HARDWOOD FLOORS
• BRIGHT KITCHEN
• FULL WALKOUT BASEMENT
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Natural gas for water heater
• Home design: Ranch-style single family home; One-story
• Construction: Built in 1962; Vinyl siding; Composition roof; Full basement
• Exterior features: Paved road access; Yard includes shed(s)

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Replacement windows; Window treatments; Full basement; 6 total rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $53 ($631/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 $128k (20.2% below list).
• Recommended offer: $128k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Battle Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+11.8%/yr); 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/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 4 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.

Recommended offer $127,652 (20.2% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.80% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Arlington Dr	0.14mi	3/1.0	923 (+1%)	3mo	$110,000	$119	89
815 N Washington Ave	0.34mi	3/1.0	925 (+1%)	1mo	$135,000	$146	81
7 Riviera Dr N	0.22mi	3/1.0	875 (-4%)	3mo	$142,000	$162	81
178 Saratoga Ave	0.35mi	3/2.0	925 (+1%)	2mo	$161,000	$174	75
87 Maryland Dr	0.45mi	3/1.0	920 (+1%)	4mo	$124,900	$136	74
131 Norave Dr	0.42mi	3/1.0	962 (+6%)	2mo	$180,000	$187	70
69 W Coolidge Ave	0.32mi	3/1.0	1,000 (+10%)	7mo	$150,000	$150	63
706 N Washington Ave	0.44mi	2/1.0 (-1)	880 (-4%)	8mo	$129,900	$148	62
17 Boyd St	0.72mi	3/1.0	962 (+6%)	0mo	$162,225	$169	57
208 Glendale Ave	0.49mi	2/1.0 (-1)	852 (-7%)	7mo	$122,500	$144	55
48 Gordon Blvd	0.47mi	2/2.0 (-1)	828 (-9%)	6mo	$150,000	$181	48
229 Alton Ave	0.56mi	2/1.0 (-1)	1,008 (+10%)	12mo	$126,000	$125	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.64×
• Total profit: $-15,905
• Equity at exit: $23,857

10-year hold

• IRR: 5.3%
• Equity multiple: 1.47×
• Total profit: $20,871
• 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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 237
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $53

Break-even live

Break-even rent $1,210

Max offer price $160,000

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $98	+0% $53	+5% $7	+10% $-38
Rent	-10% $-48	-5% $2	+0% $53	+5% $103	+10% $153
Rate	-1.0pp $133	-0.5pp $93	base $53	+0.5pp $11	+1.0pp $-31

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	23d	3	0.98mi

Listing history 5 events

1. 2026-06-15
   status $160,000 Pending 4 DOM
2. 2026-06-15
   days on market $160,000 Active 4 DOM
3. 2026-06-14
   days on market $160,000 Active 2 DOM
4. 2026-06-13
   remarks 452-char remark
5. 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: $602 · $50/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$931/yr (+$78/mo · 154.7%)

ⓘ 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 2/10 Low 7 d/yr ≥98°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: $15,318
• − Mortgage interest: −$8,962
• − Property taxes: −$602
• − Insurance: −$800
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,655
• Taxable loss: −$2,151
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,147/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

• County: Calhoun County · 91,590 people
• City population: 91,590
• Metro: Battle Creek, MI
• Population (ZIP): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

-10.3%/yr

Latest (2025): $602 · -44.4% YoY. Source: county tax records.