117 N 30th St N · Battle Creek, MI 49015

$165,000

2 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 57 Days on market

Built 1927 7,971 sqft lot $124/sqft · at area comps Est $171k · at est. ↓ 11% since listing

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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 +16.2/30.0
• ARV discount +9.1/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

Key facts

• Second living room
• Fenced in backyard
• Cozy fireplace

Tags

• LAKEVIEW SCHOOL DISTRICT
• SECOND LIVING ROOM
• COZY FIREPLACE
• DETACHED GARAGE
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Traditional single-family residence; Built in 1927
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Lot of about 0.18 acres; Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Full basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $146k (11.7% below list).
• Recommended offer: $146k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Lakeview School District (Calhoun) (urban): math 28% / reading 40% proficiency, ranked #291 of 540 in MI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.1%/yr); 165 active listings in the ZIP; 1 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 $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

• It's been on market 57 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,653 (11.7% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $171,022
• List price: $165,000
• Delta: -3.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 23rd St N	0.44mi	3/1.0 (+1)	1,344 (+1%)	3mo	$178,900	$133	66
187 24th St N	0.38mi	3/2.0 (+1)	1,314 (-1%)	12mo	$170,000	$129	65
248 N 23rd St	0.51mi	3/1.0 (+1)	1,345 (+1%)	3mo	$190,000	$141	63
10 S 29th St	0.45mi	3/1.5 (+1)	1,344 (+1%)	12mo	$200,000	$149	61
252 23rd St N	0.54mi	3/1.5 (+1)	1,370 (+3%)	4mo	$125,000	$91	60
78 S 31st St	0.64mi	3/2.0 (+1)	1,343 (+1%)	12mo	$204,000	$152	54
46 N 31st St	0.24mi	3/2.0 (+1)	1,158 (-13%)	10mo	$174,000	$150	53
48 S 31st St	0.54mi	2/1.0	1,202 (-10%)	3mo	$160,000	$133	52
146 N 27th St	0.23mi	3/2.5 (+1)	1,152 (-14%)	11mo	$200,000	$174	50
39 S 28th St	0.54mi	3/1.5 (+1)	1,240 (-7%)	9mo	$205,000	$165	49
170 N 22nd St	0.50mi	2/1.0	1,208 (-9%)	11mo	$141,500	$117	48
132 N 22nd St	0.50mi	2/1.0	1,148 (-14%)	8mo	$202,000	$176	43

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: -7.5%
• Equity multiple: 0.71×
• Total profit: $-13,418
• Equity at exit: $24,602

10-year hold

• IRR: 7.2%
• Equity multiple: 1.66×
• Total profit: $30,517
• Equity at exit: $14,266

Cash invested: $46,200 (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 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $89

Break-even live

Break-even rent $1,344

Max offer price $165,000

Occupancy floor 89%

Sensitivity live

Price	-10% $182	-5% $135	+0% $89	+5% $42	+10% $-5
Rent	-10% $-26	-5% $31	+0% $89	+5% $146	+10% $204
Rate	-1.0pp $172	-0.5pp $131	base $89	+0.5pp $46	+1.0pp $2

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	44d	1	1.14mi

Listing history 22 events

1. 2026-06-19
   days on market $165,000 Active 57 DOM
2. 2026-06-18
   days on market $165,000 Active 56 DOM
3. 2026-06-17
   days on market $165,000 Active 55 DOM
4. 2026-06-16
   days on market $165,000 Active 54 DOM
5. 2026-06-15
   days on market $165,000 Active 53 DOM
6. 2026-06-14
   days on market $165,000 Active 51 DOM
7. 2026-06-13
   pricedays on market $165,000 Active 50 DOM
8. 2026-06-10
   days on market $175,000 Active 48 DOM
9. 2026-06-09
   days on market $175,000 Active 47 DOM
10. 2026-06-08
    days on market $175,000 Active 46 DOM
11. 2026-06-07
    days on market $175,000 Active 45 DOM
12. 2026-06-05
    days on market $175,000 Active 42 DOM
13. 2026-06-02
    days on market $175,000 Active 40 DOM
14. 2026-06-01
    days on market $175,000 Active 39 DOM
15. 2026-05-31
    days on market $175,000 Active 38 DOM
16. 2026-05-30
    days on market $175,000 Active 37 DOM
17. 2026-05-08
    price $179,000 680-char remark

    Show marketing remark (680 chars)

    Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

18. 2026-05-08
    price $179,000 680-char remark

    Show marketing remark (680 chars)

    Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

19. 2026-05-08
    price $179,000

    Show marketing remark (680 chars)

    Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

20. 2026-04-22
    listed $185,000 Active 680-char remark

    Show marketing remark (680 chars)

    Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

21. 2026-04-22
    listed $185,000 Active 680-char remark

    Show marketing remark (680 chars)

    Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

22. 2026-04-22
    listed $185,000 Active

    Show marketing remark (680 chars)

    Welcome to this well loved Lakeview School District gem, proudly owned by the same family for two generations! This 3-bedroom, 2-bath home offers a spacious and functional layout that stands out. Enjoy the added bonus of a second living room featuring a cozy fireplace perfect for relaxing or entertaining. The main floor primary bedroom provides convenience, while two additional bedrooms upstairs. Outside, you'll find a detached garage, additional carport, and a nicely sized fenced in backyard ideal for pets, gatherings, or simply enjoying your own private space. Full of charm, character, and opportunity, this is one you don't want to miss!REAL ESTATE WITH RAY 517-937-2408

ⓘ 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: $1,535 · $128/mo
• Projected year-2 tax: $2,038 · $170/mo
• Expected delta: +$503/yr (+$42/mo · 32.7%)

ⓘ 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: $17,478
• − Mortgage interest: −$9,243
• − Property taxes: −$1,535
• − Insurance: −$825
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$4,800
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,477/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: Lakeview School District (Calhoun)
• NCES district ID: 2620850
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,353
• Composite: 29.7/100
• National rank: #6455
• State rank: #291 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): 27,765
• Household income: $68,821
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 755.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 7% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Philippines, Canada
• Languages at home: 86% English-only · Other Asian/Pacific 7% Spanish 4% 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: ▼ -116.20%
• Current HPI: 206.7754
• Rent YoY: ▲ 11.13%
• 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

-10.8% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $165,000 MiRealSource-MiMLS
• 2026-06-11 Price Changed $165,000 REALCOMP
• 2026-06-11 Price Changed $165,000 SW Michigan MLS
• 2026-05-27 Price Changed $175,000 MiRealSource-MiMLS
• 2026-05-27 Price Changed $175,000 REALCOMP
• 2026-05-27 Price Changed $175,000 SW Michigan MLS
• 2026-05-08 Price Changed $179,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $179,000 REALCOMP
• 2026-05-08 Price Changed $179,000 SW Michigan MLS
• 2026-04-22 Listed $185,000 SW Michigan MLS
• 2026-04-22 Listed $185,000 REALCOMP
• 2026-04-22 Listed $185,000 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $1,535 · -25.0% YoY. Source: county tax records.