146 W Bidwell St W · Battle Creek, MI 49015

$130,000

2 bd · 2.0 ba · 1,522 sqft · Other public records · 14 Days on market

Built 1925 5,227 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

Key facts

• New furnace
• New roof
• 5,227 sq ft lot

Tags

• NEW ROOF
• NEW FURNACE
• CITY CERTIFIED RENTAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.7% vs local median 5.3% 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 (+11.1%/yr); 168 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 33y 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 $100k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1925 — 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: 1.11% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,290
• Equity at exit: $19,383

10-year hold

• IRR: 16.2%
• Equity multiple: 2.63×
• Total profit: $59,181
• Equity at exit: $11,240

Cash invested: $36,400 (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: 168
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $262

Break-even live

Break-even rent $1,113

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $336	-5% $299	+0% $262	+5% $226	+10% $189
Rent	-10% $148	-5% $205	+0% $262	+5% $319	+10% $376
Rate	-1.0pp $328	-0.5pp $295	base $262	+0.5pp $229	+1.0pp $194

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-04-22
   status Pending

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

2. 2026-04-22
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

3. 2026-04-11
   status Active 325-char remark

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

4. 2026-04-11
   status Active

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

5. 2026-04-03
   status Pending

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

6. 2026-04-03
   status Pending 325-char remark

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

7. 2026-03-31
   listed $130,000 Active

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

8. 2026-03-31
   listed $130,000 Active 325-char remark

   Show marketing remark (325 chars)

   Found it! If you've thought about it and don't know where to start, add this one to your rental portfolio! This 2 unit property has major needs already done - A new roof in 2020, a new furnace in 2025, and it is a city certified rental until 2027. Bring your ideas to life and watch your rental business grow in front of you!

9. 2022-08-18
   soldstatus $100,500
10. 2022-08-12
    soldstatus $100,500 770-char remark

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

11. 2022-08-12
    soldstatus $100,500 Sold

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

12. 2022-08-12
    soldstatus $100,500 Sold

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

13. 2022-08-12
    soldstatus $100,500 Sold

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

14. 2022-07-25
    status Pending
15. 2022-07-25
    status Pending
16. 2022-07-24
    status Pending
17. 2022-07-07
    listed $94,900 770-char remark

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

18. 2022-07-07
    listed $94,900 Active

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

19. 2022-07-07
    listed $94,900 Active

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

20. 2022-07-07
    listed $94,900 Active

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

21. 2022-07-07
    listed $94,900

    Show marketing remark (770 chars)

    Investment Opportunity & Income Potential. Come see all the possibilities that can be done with this home. This would also be the ideal property to live in one of the units and let the rental income from the second unit make your payment. This home can be easily converted into a single-family home with very little renovations. Current rent in the upper unit is $425 monthly, Upper unit offers 1 bedroom, 1 bath, range and refrigerator. Current rent in the lower unit is $600 monthly, the lower unit offers 1 bedroom, 1 bath, fireplace, screened in porch, range, refrigerator, washer and dryer. There is a 2 car garage and a full basement for storage. Shingles were replaced in 2019. Tenants have been in the units for 3+ years. Window AC units belong to tenants.

22. 2014-12-24
    historical
23. 2014-12-23
    historical
24. 2014-10-20
    historical
25. 2014-10-17
    historical
26. 2014-10-16
    historical
27. 2014-09-15
    historical
28. 2010-05-14
    listed $59,800
29. 2008-01-08
    soldstatus $27,000
30. 2007-12-21
    soldstatus $27,000
31. 2007-11-28
    listed $39,900
32. 2007-03-27
    listed $39,900
33. 2006-04-24
    listed $60,000
34. 2003-08-20
    soldstatus $78,000
35. 2003-07-16
    soldstatus $78,000
36. 2003-01-20
    listed $84,000
37. 2001-10-22
    soldstatus $75,000
38. 2001-10-11
    soldstatus $75,000
39. 2001-08-25
    listed $59,900
40. 2000-09-08
    historical
41. 2000-03-08
    listed $60,900
42. 2000-03-08
    listed $60,900
43. 1994-02-28
    listed $49,900
44. 1993-11-29
    listed $49,900

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,862 · $155/mo
• Expected delta: +$140/yr (+$12/mo · 8.1%)

ⓘ 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 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: $17,342
• − Mortgage interest: −$7,282
• − Property taxes: −$1,722
• − Insurance: −$650
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,782
• Taxable income: $1,132
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $2,876/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): 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

+160.5% since first listed

44 events — show timeline

• 2026-04-22 Pending — REALCOMP
• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-11 Relisted — MiRealSource-MiMLS
• 2026-04-11 Relisted — REALCOMP
• 2026-04-03 Pending — REALCOMP
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-03-31 Listed $130,000 MiRealSource-MiMLS
• 2026-03-31 Listed $130,000 REALCOMP
• 2022-08-18 Sold (Public Records) $100,500 Public Records
• 2022-08-12 Sold (MLS) $100,500 SW Michigan MLS
• 2022-08-12 Sold (MLS) $100,500 SW Michigan MLS
• 2022-08-12 Sold (MLS) $100,500 REALCOMP
• 2022-08-12 Sold (MLS) $100,500 REALCOMP
• 2022-07-25 Pending — SW Michigan MLS
• 2022-07-25 Pending — SW Michigan MLS
• 2022-07-24 Pending — REALCOMP
• 2022-07-07 Listed $94,900 MiRealSource-MiMLS
• 2022-07-07 Listed $94,900 SW Michigan MLS
• 2022-07-07 Listed $94,900 SW Michigan MLS
• 2022-07-07 Listed $94,900 REALCOMP
• 2022-07-07 Listed $94,900 REALCOMP
• 2014-12-24 Listing Removed — SW Michigan MLS
• 2014-12-23 Listing Removed — SW Michigan MLS
• 2014-10-20 Listing Removed — SW Michigan MLS
• 2014-10-17 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2010-05-14 Listed $59,800 SW Michigan MLS
• 2008-01-08 Sold (Public Records) $27,000 Public Records
• 2007-12-21 Sold (MLS) $27,000 SW Michigan MLS
• 2007-11-28 Listed $39,900 SW Michigan MLS
• 2007-03-27 Listed $39,900 SW Michigan MLS
• 2006-04-24 Listed $60,000 SW Michigan MLS
• 2003-08-20 Sold (Public Records) $78,000 Public Records
• 2003-07-16 Sold (MLS) $78,000 SW Michigan MLS
• 2003-01-20 Listed $84,000 SW Michigan MLS
• 2001-10-22 Sold (Public Records) $75,000 Public Records
• 2001-10-11 Sold (MLS) $75,000 SW Michigan MLS
• 2001-08-25 Listed $59,900 SW Michigan MLS
• 2000-09-08 Listing Removed — REALCOMP
• 2000-03-08 Listed $60,900 REALCOMP
• 2000-03-08 Listed $60,900 SW Michigan MLS
• 1994-02-28 Listed $49,900 SW Michigan MLS
• 1993-11-29 Listed $49,900 SW Michigan MLS

Property tax history

+8.7%/yr

Latest (2025): $1,722 · -35.7% YoY. Source: county tax records.