116 Fleetwood Dr · Bedford, MI 49037

$110,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 123 Days on market

Built 1940 7,928 sqft lot $119/sqft · 9% above area Est $118k · 7% 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 +26.4/30.0
• ARV discount +10.4/15.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Battle Creek! This 3-bedroom, 1 full bath home offers a functional layout and plenty of potential for homeowners or investors alike. The spacious yard provides room for outdoor enjoyment, pets, or future improvements. Inside, you'll find comfortable living spaces ready for your personal touch. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your rental portfolio or purchase an affordable home, this property is full of possibilities. Schedule your showing today!

Key facts

• Spacious yard
• Functional layout
• Conveniently located

Tags

• SPACIOUS YARD
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 2 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 35% 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 $761 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 + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 32y 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.
• Current owner paid $59k; list at $110k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (median comp): $117,660
• List price: $110,000
• Delta: -6.51%
• 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
16 Arlington Dr	0.16mi	3/1.0	923 (-0%)	3mo	$110,000	$119	90
87 Maryland Dr	0.22mi	3/1.0	920 (-0%)	4mo	$124,900	$136	86
7 Riviera Dr N	0.08mi	3/1.0	875 (-5%)	3mo	$142,000	$162	85
815 N Washington Ave	0.44mi	3/1.0	925 (0%)	1mo	$135,000	$146	78
178 Saratoga Ave	0.39mi	3/2.0	925 (0%)	2mo	$161,000	$174	76
69 W Coolidge Ave	0.11mi	3/1.0	1,000 (+8%)	7mo	$150,000	$150	75
17 Boyd St	0.44mi	3/1.0	962 (+4%)	0mo	$162,225	$169	72
208 Glendale Ave	0.22mi	2/1.0 (-1)	852 (-8%)	7mo	$122,500	$144	66
131 Norave Dr	0.59mi	3/1.0	962 (+4%)	2mo	$180,000	$187	64
706 N Washington Ave	0.42mi	2/1.0 (-1)	880 (-5%)	8mo	$129,900	$148	60
48 Gordon Blvd	0.22mi	2/2.0 (-1)	828 (-10%)	6mo	$150,000	$181	58
101 Homecrest Rd	0.34mi	3/1.0	1,062 (+15%)	9mo	$120,000	$113	52

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,907
• Equity at exit: $16,401

10-year hold

• IRR: 18.8%
• Equity multiple: 2.92×
• Total profit: $59,180
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $286

Break-even live

Break-even rent $878

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $348	-5% $317	+0% $286	+5% $255	+10% $224
Rent	-10% $188	-5% $237	+0% $286	+5% $335	+10% $384
Rate	-1.0pp $341	-0.5pp $314	base $286	+0.5pp $257	+1.0pp $228

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	22d	3	0.76mi
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	45d	1	1.50mi

Listing history 41 events

1. 2026-06-21
   days on market $110,000 Active 123 DOM
2. 2026-06-19
   days on market $110,000 Active 121 DOM
3. 2026-06-18
   days on market $110,000 Active 120 DOM
4. 2026-06-17
   days on market $110,000 Active 119 DOM
5. 2026-06-16
   days on market $110,000 Active 118 DOM
6. 2026-06-15
   days on market $110,000 Active 117 DOM
7. 2026-06-14
   days on market $110,000 Active 115 DOM
8. 2026-06-13
   days on market $110,000 Active 114 DOM
9. 2026-06-10
   days on market $110,000 Active 112 DOM
10. 2026-06-09
    days on market $110,000 Active 111 DOM
11. 2026-06-08
    days on market $110,000 Active 110 DOM
12. 2026-06-07
    days on market $110,000 Active 109 DOM
13. 2026-06-05
    days on market $110,000 Active 106 DOM
14. 2026-06-02
    days on market $110,000 Active 104 DOM
15. 2026-06-01
    days on market $110,000 Active 103 DOM
16. 2026-05-31
    days on market $110,000 Active 102 DOM
17. 2026-05-30
    days on market $110,000 Active 101 DOM
18. 2026-02-18
    listed $110,000 Active 543-char remark

    Show marketing remark (543 chars)

    Great opportunity in Battle Creek! This 3-bedroom, 1 full bath home offers a functional layout and plenty of potential for homeowners or investors alike. The spacious yard provides room for outdoor enjoyment, pets, or future improvements. Inside, you'll find comfortable living spaces ready for your personal touch. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your rental portfolio or purchase an affordable home, this property is full of possibilities. Schedule your showing today!

19. 2026-02-18
    listed $110,000 Active 543-char remark

    Show marketing remark (543 chars)

    Great opportunity in Battle Creek! This 3-bedroom, 1 full bath home offers a functional layout and plenty of potential for homeowners or investors alike. The spacious yard provides room for outdoor enjoyment, pets, or future improvements. Inside, you'll find comfortable living spaces ready for your personal touch. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your rental portfolio or purchase an affordable home, this property is full of possibilities. Schedule your showing today!

20. 2026-02-18
    listed $110,000 Active

    Show marketing remark (543 chars)

    Great opportunity in Battle Creek! This 3-bedroom, 1 full bath home offers a functional layout and plenty of potential for homeowners or investors alike. The spacious yard provides room for outdoor enjoyment, pets, or future improvements. Inside, you'll find comfortable living spaces ready for your personal touch. Conveniently located near local amenities, schools, and major roadways. Whether you're looking to expand your rental portfolio or purchase an affordable home, this property is full of possibilities. Schedule your showing today!

21. 2024-02-13
    soldstatus $59,000
22. 2019-02-22
    soldstatus $59,000
23. 2019-02-22
    soldstatus $59,000 Sold
24. 2019-02-13
    status Pending
25. 2019-01-18
    listed $59,000
26. 2019-01-18
    listed $59,000 Active
27. 2019-01-18
    listed $59,000
28. 2014-09-25
    historical
29. 2014-08-28
    historical
30. 2014-08-26
    historical
31. 2013-01-09
    soldstatus $14,200
32. 2008-10-10
    listed $29,900
33. 2008-07-11
    listed $29,900
34. 2007-10-12
    listed $39,900
35. 2004-08-26
    listed $34,900
36. 1998-05-10
    listed $39,500
37. 1998-05-10
    listed $39,500
38. 1996-01-12
    soldstatus $39,900
39. 1995-10-01
    listed $39,900
40. 1995-09-29
    soldstatus $39,900
41. 1994-08-30
    listed $37,900

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$422/yr (+$35/mo · 49.7%)

ⓘ 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 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: $14,876
• − Mortgage interest: −$6,162
• − Property taxes: −$850
• − Insurance: −$550
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,200
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,013/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 — Bedford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Calhoun County · 91,590 people
• 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

+190.2% since first listed

24 events — show timeline

• 2026-02-18 Listed $110,000 MiRealSource-MiMLS
• 2026-02-18 Listed $110,000 SW Michigan MLS
• 2026-02-18 Listed $110,000 REALCOMP
• 2024-02-13 Sold (Public Records) $59,000 Public Records
• 2019-02-22 Sold (MLS) $59,000 SW Michigan MLS
• 2019-02-22 Sold (MLS) $59,000 REALCOMP
• 2019-02-13 Pending — SW Michigan MLS
• 2019-01-18 Listed $59,000 MiRealSource-MiMLS
• 2019-01-18 Listed $59,000 SW Michigan MLS
• 2019-01-18 Listed $59,000 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2014-08-28 Listing Removed — SW Michigan MLS
• 2014-08-26 Listing Removed — SW Michigan MLS
• 2013-01-09 Sold (Public Records) $14,200 Public Records
• 2008-10-10 Listed $29,900 SW Michigan MLS
• 2008-07-11 Listed $29,900 SW Michigan MLS
• 2007-10-12 Listed $39,900 SW Michigan MLS
• 2004-08-26 Listed $34,900 SW Michigan MLS
• 1998-05-10 Listed $39,500 REALCOMP
• 1998-05-10 Listed $39,500 SW Michigan MLS
• 1996-01-12 Sold (MLS) $39,900 REALCOMP
• 1995-10-01 Listed $39,900 REALCOMP
• 1995-09-29 Sold (MLS) $39,900 REALCOMP
• 1994-08-30 Listed $37,900 REALCOMP

Property tax history

-3.9%/yr

Latest (2025): $850 · -63.3% YoY. Source: county tax records.