19 Evanston Ave · Brownlee Park, MI 49014

$179,000

1 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 40 Days on market

Built 1940 8,799 sqft lot $152/sqft · 6% below area Est $191k · 6% under

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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).

• ARV discount +10.2/15.0
• Cash flow +7.3/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Harper Creek home located next to Ott Biological Preserve and Calhoun County Trail. Two bedrooms and two full baths on the main floor. Kitchen, dining area and living room. Upper floor is large bedroom. Replacement windows, updated electrical and new water heater. Two car detached garage with work bench and storage.

Key facts

• Work bench
• Updated electrical
• Storage

Tags

• REPLACEMENT WINDOWS
• UPDATED ELECTRICAL
• NEW WATER HEATER
• DETACHED GARAGE
• WORK BENCH
• STORAGE

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Carport
• Utilities: Well water
• Home design: Traditional style single-family residence; Built in 1940
• Construction: Vinyl siding; Shingle roof; Partial Michigan basement
• Exterior features: Paved road access; Well water

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Replacement windows; 6 total rooms
• Laundry & utility: Laundry room; Michigan partial basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (41.6% below list).
• Recommended offer: $105k (41.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Brownlee Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#429 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Harper Creek Community Schools (rural): math 25% / reading 40% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 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 40 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.

Risks & watch-outs

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

Recommended offer $104,533 (41.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.74
• GRM: 14.3

CMA / ARV

• ARV (median comp): $190,521
• List price: $179,000
• Delta: -6.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 S Princeton St	0.55mi	2/1.0 (+1)	1,163 (-1%)	8mo	$159,000	$137	61
504 Funston Ave	0.75mi	2/1.0 (+1)	1,152 (-2%)	21mo	$60,000	$52	39

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: -26.2%
• Equity multiple: 0.12×
• Total profit: $-44,348
• Equity at exit: $26,689

10-year hold

• IRR: -23.4%
• Equity multiple: -0.17×
• Total profit: $-58,623
• Equity at exit: $15,477

Cash invested: $50,120 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-239

Break-even live

Break-even rent $1,348

Max offer price $136,694

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-189	+0% $-239	+5% $-290	+10% $-341
Rent	-10% $-322	-5% $-281	+0% $-239	+5% $-198	+10% $-157
Rate	-1.0pp $-149	-0.5pp $-194	base $-239	+0.5pp $-286	+1.0pp $-333

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$800	$1.05	44d	16	1.38mi

Listing history 27 events

1. 2026-06-19
   days on market $179,000 Active 40 DOM
2. 2026-06-18
   days on market $179,000 Active 39 DOM
3. 2026-06-17
   days on market $179,000 Active 38 DOM
4. 2026-06-16
   days on market $179,000 Active 37 DOM
5. 2026-06-15
   days on market $179,000 Active 36 DOM
6. 2026-06-14
   days on market $179,000 Active 34 DOM
7. 2026-06-13
   days on market $179,000 Active 33 DOM
8. 2026-06-10
   days on market $179,000 Active 31 DOM
9. 2026-06-09
   days on market $179,000 Active 30 DOM
10. 2026-06-08
    days on market $179,000 Active 29 DOM
11. 2026-06-07
    days on market $179,000 Active 28 DOM
12. 2026-06-05
    days on market $179,000 Active 25 DOM
13. 2026-06-02
    days on market $179,000 Active 23 DOM
14. 2026-06-01
    days on market $179,000 Active 22 DOM
15. 2026-05-31
    days on market $179,000 Active 21 DOM
16. 2026-05-30
    days on market $179,000 Active 20 DOM
17. 2026-05-08
    listed $179,000 Active 317-char remark

    Show marketing remark (317 chars)

    Harper Creek home located next to Ott Biological Preserve and Calhoun County Trail. Two bedrooms and two full baths on the main floor. Kitchen, dining area and living room. Upper floor is large bedroom. Replacement windows, updated electrical and new water heater. Two car detached garage with work bench and storage.

18. 2026-05-08
    listed $179,000 Active 317-char remark

    Show marketing remark (317 chars)

    Harper Creek home located next to Ott Biological Preserve and Calhoun County Trail. Two bedrooms and two full baths on the main floor. Kitchen, dining area and living room. Upper floor is large bedroom. Replacement windows, updated electrical and new water heater. Two car detached garage with work bench and storage.

19. 2026-05-08
    listed $179,000 Active

    Show marketing remark (317 chars)

    Harper Creek home located next to Ott Biological Preserve and Calhoun County Trail. Two bedrooms and two full baths on the main floor. Kitchen, dining area and living room. Upper floor is large bedroom. Replacement windows, updated electrical and new water heater. Two car detached garage with work bench and storage.

20. 2014-11-02
    historical
21. 2014-09-17
    historical
22. 2013-03-07
    historical
23. 2012-12-06
    listed $25,250
24. 2012-12-06
    listed $25,250
25. 2012-11-30
    historical
26. 2012-08-31
    listed $25,900
27. 2012-08-31
    listed $25,900

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $1,690 · $141/mo
• Expected delta: +$1,066/yr (+$89/mo · 170.8%)

ⓘ 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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,544
• − Mortgage interest: −$10,027
• − Property taxes: −$624
• − Insurance: −$895
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$5,207
• Taxable loss: −$6,216
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-1,382/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: Harper Creek Community Schools
• NCES district ID: 2617730
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $53,979
• Composite: 28.6/100
• National rank: #6713
• State rank: #313 of 540 in MI

Livability — Brownlee Park

• Score: 66/100
• State rank: #429
• US rank: #11906

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Calhoun County · 91,590 people
• 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

+591.1% since first listed

11 events — show timeline

• 2026-05-08 Listed $179,000 SW Michigan MLS
• 2026-05-08 Listed $179,000 REALCOMP
• 2026-05-08 Listed $179,000 MiRealSource-MiMLS
• 2014-11-02 Listing Removed — SW Michigan MLS
• 2014-09-17 Listing Removed — SW Michigan MLS
• 2013-03-07 Listing Removed — REALCOMP
• 2012-12-06 Listed $25,250 REALCOMP
• 2012-12-06 Listed $25,250 SW Michigan MLS
• 2012-11-30 Listing Removed — REALCOMP
• 2012-08-31 Listed $25,900 REALCOMP
• 2012-08-31 Listed $25,900 SW Michigan MLS

Property tax history

-16.2%/yr

Latest (2025): $624 · -64.2% YoY. Source: county tax records.