241 Post Ave · Battle Creek, MI 49014

$95,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 30 Days on market

Built 1910 5,662 sqft lot Est $111k · 14% under

---

Why this score? — see what drove the B- 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 +28.6/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Cozy corner-lot home featuring original woodwork, hardwood floors, a spacious living room, formal dining room, and an enclosed three-season sun porch. Fenced backyard on a quiet street. Long driveway located in the back of the home behind fence. A must-see! * Some visualization created with AI to show potential possibilities.

Key facts

• Corner-lot home
• Formal dining room
• Original woodwork

Tags

• CORNER-LOT HOME
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet
• Home design: Traditional style single-family home; Built in 1910; Living area approximately 1,118
• Construction: Shingle siding; Wood siding; Composition roof; Built in 1910
• Exterior features: Corner lot

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas available and connected; Electricity available
• Interior features: 3 total rooms; Full basement
• 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 $95k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 135 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $657 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 + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 20y 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 $40k; list at $95k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% 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. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $110,682
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Inn Rd	0.09mi	3/1.0	1,227 (+10%)	2mo	$105,000	$86	78
175 Marjorie St	0.21mi	3/1.0	1,015 (-9%)	1mo	$128,000	$126	74
100 Post Ave	0.36mi	3/1.0	1,096 (-2%)	10mo	$130,000	$119	72
124 Lathrop Ave	0.36mi	3/1.0	1,183 (+6%)	2mo	$101,000	$85	72
111 Nelson St	0.16mi	4/1.0 (+1)	1,265 (+13%)	3mo	$119,900	$95	63
100 Illinois St	0.39mi	3/1.0	1,208 (+8%)	7mo	$119,900	$99	63
214 Post Ave	0.08mi	2/1.0 (-1)	973 (-13%)	9mo	$86,000	$88	62
174 Lathrop Ave	0.23mi	4/1.0 (+1)	1,236 (+11%)	6mo	$129,000	$104	61
138 Rook St	0.73mi	2/1.0 (-1)	1,100 (-2%)	5mo	$110,000	$100	54
20 Juniper St	0.66mi	3/1.5	1,012 (-10%)	2mo	$32,500	$32	50
230 Silver St	0.70mi	3/1.0	976 (-13%)	4mo	$186,500	$191	43
33 N Burdge St	0.52mi	2/1.5 (-1)	1,260 (+13%)	9mo	$32,500	$26	40

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $4,615
• Equity at exit: $14,165

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $29,773
• Equity at exit: $8,214

Cash invested: $26,600 (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 49014

• Home prices YoY: -28.7%
• Active inventory: 135
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $314

Break-even live

Break-even rent $786

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	43d	1	0.41mi
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$1,109	$1.46	43d	16	0.45mi
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	43d	8	0.93mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	1.19mi

Listing history 50 events

1. 2026-06-19
   days on market $95,000 Active 30 DOM
2. 2026-06-18
   days on market $95,000 Active 29 DOM
3. 2026-06-17
   days on market $95,000 Active 28 DOM
4. 2026-06-16
   days on market $95,000 Active 27 DOM
5. 2026-06-15
   days on market $95,000 Active 26 DOM
6. 2026-06-14
   days on market $95,000 Active 24 DOM
7. 2026-06-13
   days on market $95,000 Active 23 DOM
8. 2026-06-10
   days on market $95,000 Active 21 DOM
9. 2026-06-09
   days on market $95,000 Active 20 DOM
10. 2026-06-08
    days on market $95,000 Active 19 DOM
11. 2026-06-07
    days on market $95,000 Active 18 DOM
12. 2026-06-05
    days on market $95,000 Active 15 DOM
13. 2026-06-02
    days on market $95,000 Active 13 DOM
14. 2026-06-01
    days on market $95,000 Active 12 DOM
15. 2026-05-31
    days on market $95,000 Active 11 DOM
16. 2026-05-30
    days on market $95,000 Active 10 DOM
17. 2026-05-20
    listed $95,000 Active

    Show marketing remark (327 chars)

    Cozy corner-lot home featuring original woodwork, hardwood floors, a spacious living room, formal dining room, and an enclosed three-season sun porch. Fenced backyard on a quiet street. Long driveway located in the back of the home behind fence. A must-see! * Some visualization created with AI to show potential possibilities.

18. 2026-05-20
    listed $95,000 Active 327-char remark

    Show marketing remark (327 chars)

    Cozy corner-lot home featuring original woodwork, hardwood floors, a spacious living room, formal dining room, and an enclosed three-season sun porch. Fenced backyard on a quiet street. Long driveway located in the back of the home behind fence. A must-see! * Some visualization created with AI to show potential possibilities.

19. 2026-05-20
    listed $95,000 Active 327-char remark

    Show marketing remark (327 chars)

    Cozy corner-lot home featuring original woodwork, hardwood floors, a spacious living room, formal dining room, and an enclosed three-season sun porch. Fenced backyard on a quiet street. Long driveway located in the back of the home behind fence. A must-see! * Some visualization created with AI to show potential possibilities.

20. 2025-04-01
    historical
21. 2025-03-08
    status Active
22. 2025-03-07
    status Active
23. 2025-02-18
    historical
24. 2025-02-18
    historical
25. 2025-02-18
    historical
26. 2025-02-14
    listed $85,000
27. 2025-02-14
    listed $85,000
28. 2025-02-01
    historical
29. 2025-02-01
    historical
30. 2025-01-07
    listed $95,000 Active
31. 2025-01-07
    listed $95,000 Active
32. 2025-01-01
    historical
33. 2025-01-01
    historical
34. 2024-10-31
    status Active
35. 2024-10-31
    status Active
36. 2024-10-28
    status Pending
37. 2024-10-28
    status Pending
38. 2024-09-27
    listed $95,000 Active
39. 2024-09-27
    listed $95,000 Active
40. 2018-06-14
    soldstatus $40,000
41. 2018-05-25
    soldstatus $40,000
42. 2018-05-25
    soldstatus $40,000 Sold
43. 2018-04-16
    status Pending
44. 2018-03-06
    listed $47,900
45. 2018-03-06
    listed $47,900 Active
46. 2018-03-06
    listed $47,900
47. 2018-03-01
    historical
48. 2018-02-28
    historical
49. 2017-10-25
    listed $47,900 Active
50. 2017-10-24
    historical

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$231/yr (+$19/mo · 23.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $14,208
• − Mortgage interest: −$5,321
• − Property taxes: −$1,000
• − Insurance: −$475
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,764
• Taxable income: $2,374
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,201/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): 21,980
• Household income: $69,009
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 416.0

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% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -97.29%
• Current HPI: 241.3422
• 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

+58.6% since first listed

51 events — show timeline

• 2026-05-20 Listed $95,000 REALCOMP
• 2026-05-20 Listed $95,000 MiRealSource-MiMLS
• 2026-05-20 Listed $95,000 SW Michigan MLS
• 2025-04-01 Listing Removed — MiRealSource-MiMLS
• 2025-03-08 Relisted — REALCOMP
• 2025-03-07 Relisted — MiRealSource-MiMLS
• 2025-02-18 Listing Removed — REALCOMP
• 2025-02-18 Listing Removed — REALCOMP
• 2025-02-18 Listing Removed — MiRealSource-MiMLS
• 2025-02-14 Listed $85,000 REALCOMP
• 2025-02-14 Listed $85,000 MiRealSource-MiMLS
• 2025-02-01 Listing Removed — REALCOMP
• 2025-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-01-07 Listed $95,000 REALCOMP
• 2025-01-07 Listed $95,000 MiRealSource-MiMLS
• 2025-01-01 Listing Removed — REALCOMP
• 2025-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-10-31 Relisted — REALCOMP
• 2024-10-31 Relisted — MiRealSource-MiMLS
• 2024-10-28 Pending — REALCOMP
• 2024-10-28 Pending — MiRealSource-MiMLS
• 2024-09-27 Listed $95,000 MiRealSource-MiMLS
• 2024-09-27 Listed $95,000 REALCOMP
• 2018-06-14 Sold (Public Records) $40,000 Public Records
• 2018-05-25 Sold (MLS) $40,000 SW Michigan MLS
• 2018-05-25 Sold (MLS) $40,000 REALCOMP
• 2018-04-16 Pending — SW Michigan MLS
• 2018-03-06 Listed $47,900 MiRealSource-MiMLS
• 2018-03-06 Listed $47,900 SW Michigan MLS
• 2018-03-06 Listed $47,900 REALCOMP
• 2018-03-01 Listing Removed — SW Michigan MLS
• 2018-02-28 Listing Removed — REALCOMP
• 2017-10-25 Listed $47,900 SW Michigan MLS
• 2017-10-24 Listing Removed — SW Michigan MLS
• 2017-10-24 Listed $47,900 REALCOMP
• 2017-10-24 Listing Removed — REALCOMP
• 2017-08-09 Listed $49,900 SW Michigan MLS
• 2017-08-09 Listed $49,900 REALCOMP
• 2017-08-01 Listing Removed — SW Michigan MLS
• 2017-07-31 Listing Removed — REALCOMP
• 2017-03-01 Listed $49,900 SW Michigan MLS
• 2017-03-01 Listed $49,900 REALCOMP
• 2016-12-01 Listing Removed — SW Michigan MLS
• 2016-11-30 Listing Removed — REALCOMP
• 2016-10-28 Price Changed $49,900 SW Michigan MLS
• 2016-03-03 Listed $51,900 SW Michigan MLS
• 2016-03-02 Listed $49,900 REALCOMP
• 2006-03-01 Listing Removed — SW Michigan MLS
• 2006-03-01 Listing Removed — REALCOMP
• 2006-01-04 Listed $59,900 SW Michigan MLS
• 2006-01-04 Listed $59,900 REALCOMP

Property tax history

-0.1%/yr

Latest (2025): $1,000 · -18.9% YoY. Source: county tax records.