47 Frisbie Ave · Battle Creek, MI 49037

$85,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.36 ac lot $57/sqft · 38% below area Est $138k · 38% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

Key facts

• Firepit
• Private backyard
• Updated windows

Tags

• FULL BASEMENT
• WALK-UP ATTIC
• PRIVATE BACKYARD
• FIREPIT
• NEW ROOF
• UPDATED WINDOWS

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected
• Home design: Traditional-style single family residence; Approximately 1,488 square feet; Built in 1900
• Construction: Aluminum and wood siding; Shingle roof; Full Michigan-style basement
• Exterior features: Sidewalk; Wooded lot; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 11 rooms; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.0% 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: Rents rising fast (+11.8%/yr); 236 active listings in the ZIP; 3 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; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 25y 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 $29k; list at $85k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1900 — 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: 1.58% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.84%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $137,864
• List price: $85,000
• Delta: -38.34%
• 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
210 Battle Creek Ave	0.17mi	3/1.5	1,543 (+4%)	3mo	$95,500	$62	82
349 Goguac St W	0.35mi	3/1.5	1,498 (+1%)	5mo	$144,001	$96	77
378 W Goguac St W	0.37mi	4/1.0 (+1)	1,499 (+1%)	6mo	$180,000	$120	72
387 Goguac St W	0.41mi	3/1.5	1,537 (+3%)	7mo	$42,000	$27	68
100 Eldred St	0.45mi	2/1.0 (-1)	1,408 (-5%)	6mo	$93,900	$67	60
57 Boulder St	0.42mi	2/1.0 (-1)	1,362 (-8%)	7mo	$149,000	$109	55
105 Summer St	0.68mi	4/1.0 (+1)	1,408 (-5%)	0mo	$198,000	$141	54
127 W Territorial Rd	0.73mi	2/— (-1)	1,433 (-4%)	3mo	$49,000	$34	52
179 Eldred St	0.50mi	4/1.5 (+1)	1,324 (-11%)	6mo	$155,000	$117	46
63 Boulder St	0.43mi	2/2.0 (-1)	1,689 (+14%)	5mo	$132,500	$78	44
27 Phelps Ave	0.61mi	4/2.0 (+1)	1,642 (+10%)	3mo	$150,000	$91	43
93 Goguac St E	0.74mi	3/2.0	1,288 (-13%)	2mo	$128,500	$100	37

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: 22.6%
• Equity multiple: 1.99×
• Total profit: $23,479
• Equity at exit: $12,674

10-year hold

• IRR: 33.7%
• Equity multiple: 4.85×
• Total profit: $91,684
• Equity at exit: $7,349

Cash invested: $23,800 (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: 236
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $473

Break-even live

Break-even rent $747

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	43d	3	1.26mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	1.35mi
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	43d	1	1.38mi

Listing history 45 events

1. 2026-05-07
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

2. 2026-05-07
   status Pending 947-char remark

   Show marketing remark (947 chars)

   Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

3. 2026-05-07
   status Pending

   Show marketing remark (947 chars)

   Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

4. 2026-05-02
   listed $85,000 Active 947-char remark

   Show marketing remark (947 chars)

   Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

5. 2026-05-02
   listed $85,000 Active 947-char remark

   Show marketing remark (947 chars)

   Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

6. 2026-05-02
   listed $85,000 Active

   Show marketing remark (947 chars)

   Spacious 5-bedroom, 2.5-bath home offering over 1,800 sq ft plus a full basement and walk-up attic, situated on a rare double lot with a private backyard and firepit. Major updates already completed including a new roof in 2025, updated windows, electrical (approx. 2015), and a brand-new water heater. Kitchen, bathrooms, and a huge main-floor laundry room are already finished. The home features generously sized rooms and a functional layout with a walk-up attic that includes 2 non-conforming bedrooms, offering great additional living space or flex use. Layout also presents a strong opportunity for a possible up/down duplex conversion. Much of the heavy lifting has been started, with materials on-site including vinyl siding, fixtures, and a brand-new dishwasher ready for install. Electrical, plumbing, and heating systems are in place. Solid cement basement and newly framed 24x8 front porch add value. Great opportunity to build equity.

7. 2025-01-22
   soldstatus $29,000 Closed
8. 2025-01-22
   soldstatus $29,000 Closed
9. 2025-01-22
   soldstatus $29,000 Sold
10. 2024-12-17
    status Pending
11. 2024-12-16
    status Pending
12. 2024-12-16
    status Pending
13. 2024-12-16
    status Pending
14. 2024-12-10
    price $39,500
15. 2024-12-10
    price $39,500
16. 2024-12-10
    price $39,500
17. 2024-11-13
    listed $44,000 Active
18. 2024-11-13
    listed $44,000 Active
19. 2024-11-13
    listed $44,000 Active
20. 2014-09-26
    historical
21. 2014-09-15
    historical
22. 2012-04-05
    soldstatus $7,500
23. 2012-04-05
    soldstatus $7,500
24. 2011-12-12
    listed $7,900
25. 2011-12-12
    listed $7,900
26. 2010-12-07
    historical
27. 2010-12-07
    historical
28. 2010-09-22
    listed $49,900
29. 2010-09-22
    listed $49,900
30. 2006-04-17
    historical
31. 2005-10-17
    listed $59,900
32. 2005-10-17
    listed $59,900
33. 2003-10-16
    soldstatus $37,000
34. 2003-09-29
    soldstatus $37,000
35. 2003-09-29
    soldstatus $37,000
36. 2003-07-18
    listed $42,900
37. 2003-07-18
    listed $42,900
38. 2002-12-13
    historical
39. 2002-06-20
    listed $39,900
40. 2002-06-20
    listed $39,900
41. 2002-01-17
    soldstatus $20,000
42. 2002-01-01
    soldstatus $19,900
43. 2002-01-01
    soldstatus $19,900
44. 2001-11-29
    listed $19,900
45. 2001-11-29
    listed $19,900

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,308 · $109/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $16,147
• − Mortgage interest: −$4,761
• − Property taxes: −$1,307
• − Insurance: −$425
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,473
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,572/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): 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

+327.1% since first listed

45 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — SW Michigan MLS
• 2026-05-02 Listed $85,000 SW Michigan MLS
• 2026-05-02 Listed $85,000 REALCOMP
• 2026-05-02 Listed $85,000 MiRealSource-MiMLS
• 2025-01-22 Sold (MLS) $29,000 SW Michigan MLS
• 2025-01-22 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2025-01-22 Sold (MLS) $29,000 REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-12-16 Pending — REALCOMP
• 2024-12-16 Pending — MiRealSource-MiMLS
• 2024-12-16 Pending — SW Michigan MLS
• 2024-12-10 Price Changed $39,500 MiRealSource-MiMLS
• 2024-12-10 Price Changed $39,500 REALCOMP
• 2024-12-10 Price Changed $39,500 SW Michigan MLS
• 2024-11-13 Listed $44,000 SW Michigan MLS
• 2024-11-13 Listed $44,000 MiRealSource-MiMLS
• 2024-11-13 Listed $44,000 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2012-04-05 Sold (MLS) $7,500 REALCOMP
• 2012-04-05 Sold (MLS) $7,500 SW Michigan MLS
• 2011-12-12 Listed $7,900 REALCOMP
• 2011-12-12 Listed $7,900 SW Michigan MLS
• 2010-12-07 Listing Removed — REALCOMP
• 2010-12-07 Listing Removed — SW Michigan MLS
• 2010-09-22 Listed $49,900 REALCOMP
• 2010-09-22 Listed $49,900 SW Michigan MLS
• 2006-04-17 Listing Removed — REALCOMP
• 2005-10-17 Listed $59,900 REALCOMP
• 2005-10-17 Listed $59,900 SW Michigan MLS
• 2003-10-16 Sold (Public Records) $37,000 Public Records
• 2003-09-29 Sold (MLS) $37,000 REALCOMP
• 2003-09-29 Sold (MLS) $37,000 SW Michigan MLS
• 2003-07-18 Listed $42,900 REALCOMP
• 2003-07-18 Listed $42,900 SW Michigan MLS
• 2002-12-13 Listing Removed — REALCOMP
• 2002-06-20 Listed $39,900 REALCOMP
• 2002-06-20 Listed $39,900 SW Michigan MLS
• 2002-01-17 Sold (Public Records) $20,000 Public Records
• 2002-01-01 Sold (MLS) $19,900 REALCOMP
• 2002-01-01 Sold (MLS) $19,900 SW Michigan MLS
• 2001-11-29 Listed $19,900 REALCOMP
• 2001-11-29 Listed $19,900 SW Michigan MLS

Property tax history

+4.4%/yr

Latest (2025): $1,307 · -63.4% YoY. Source: county tax records.