49 W Kingman Ave · Battle Creek, MI 49014

$119,900

2 bd · 1.0 ba · 935 sqft · SingleFamily public records · 2 Days on market

Built 1920 6,534 sqft lot Est $122k · at est.

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Why this score? — see what drove the D 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 +16.8/30.0
• ARV discount +8.1/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• 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

This 2 bedroom home with full basement and 1 car garage is ready for immediate possession. Features include lots of updates, Fenced in rear yard, Front porch and priced at only $119900.00 so call special agent Andy Frantz for a private showing at 269-209-1790

Key facts

• Front porch
• Fenced in rear yard
• 6,534 sq ft lot

Tags

• FENCED IN REAR YARD
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Single family residence; Residential property
• Construction: Built in 1920; Vinyl siding; Composition roof; Total building area about 935
• Exterior features: Paved road access; Lot approximately 0.15 acres

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: Primary bedroom (11 x 12); Bedroom 2 (12 x 12)
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bathroom (9 x 6)
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Insulated windows; Full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $78 ($931/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (13.7% below list).
• Recommended offer: $103k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 6 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).
• This rent is only 18% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 30y 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 $46k; list at $120k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,469 (13.7% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.86% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $121,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Taft St	0.18mi	2/1.0	960 (+3%)	3mo	$104,000	$108	84
76 Taft St	0.13mi	3/1.0 (+1)	960 (+3%)	8mo	$125,000	$130	78
52 W Kingman Ave	0.23mi	3/1.0 (+1)	960 (+3%)	11mo	$150,000	$156	71
207 Illinois St	0.31mi	2/1.0	975 (+4%)	10mo	$125,000	$128	70
8 Richmond Ave	0.27mi	3/1.0 (+1)	850 (-9%)	4mo	$15,000	$18	64
214 Post Ave	0.57mi	2/1.0	973 (+4%)	9mo	$86,000	$88	59
405 S Shore Dr	0.50mi	3/1.0 (+1)	864 (-8%)	2mo	$159,000	$184	58
405 S Shore Dr	0.50mi	3/1.0 (+1)	864 (-8%)	2mo	$159,000	$184	58
175 Marjorie St	0.53mi	3/1.0 (+1)	1,015 (+9%)	1mo	$128,000	$126	55
51 Pauline Ave	0.54mi	3/2.0 (+1)	1,014 (+8%)	8mo	$120,600	$119	45
196 E Kingman Ave	0.60mi	3/1.0 (+1)	1,056 (+13%)	10mo	$149,000	$141	37
156 Woodway Ave	0.59mi	3/1.5 (+1)	1,068 (+14%)	7mo	$210,000	$197	36

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-14,528
• Equity at exit: $17,877

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-6,448
• Equity at exit: $10,367

Cash invested: $33,572 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$629
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $78

Break-even live

Break-even rent $937

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $145	-5% $111	+0% $78	+5% $44	+10% $10
Rent	-10% $-4	-5% $37	+0% $78	+5% $118	+10% $159
Rate	-1.0pp $138	-0.5pp $108	base $78	+0.5pp $46	+1.0pp $15

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	44d	8	0.34mi
130 Riverside Dr Battle Creek, MI	1.0	1.0	650	$935	$1.44	44d	1	0.93mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	44d	1	0.99mi
744 E Michigan Ave Unit 04 Battle Creek, MI	1.0	1.0	650	$900	$1.38	44d	1	0.99mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.02mi
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$954	$1.25	44d	16	1.08mi

Listing history 3 events

1. 2026-06-13
   statusdays on market $119,900 Pending 2 DOM
2. 2026-06-09
   remarks 259-char remark
3. 2026-06-09
   listed $119,900 Active 1 DOM

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $1,290 · $107/mo
• Expected delta: +$557/yr (+$46/mo · 75.9%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,416
• − Mortgage interest: −$6,716
• − Property taxes: −$733
• − Insurance: −$600
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,488
• Taxable loss: −$1,107
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,197/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

+208.2% since first listed

27 events — show timeline

• 2026-06-08 Listed $119,900 REALCOMP
• 2026-06-08 Listed $119,900 MiRealSource-MiMLS
• 2026-06-08 Listed $119,900 SW Michigan MLS
• 2014-10-30 Listing Removed — SW Michigan MLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2011-11-04 Sold (MLS) $45,500 REALCOMP
• 2011-11-04 Sold (MLS) $45,500 SW Michigan MLS
• 2011-03-18 Listed $47,000 REALCOMP
• 2011-03-18 Listed $47,000 SW Michigan MLS
• 2010-12-28 Listing Removed — SW Michigan MLS
• 2010-12-28 Listing Removed — REALCOMP
• 2010-11-02 Listing Removed — REALCOMP
• 2010-11-02 Listed $50,000 SW Michigan MLS
• 2010-11-02 Listed $50,000 REALCOMP
• 2010-06-02 Listed $50,000 REALCOMP
• 2010-06-02 Listed $50,000 SW Michigan MLS
• 2010-05-20 Listing Removed — REALCOMP
• 2009-04-02 Listed $55,000 REALCOMP
• 2009-04-02 Listed $55,000 SW Michigan MLS
• 2004-12-31 Listing Removed — REALCOMP
• 2004-04-16 Listed $59,900 REALCOMP
• 2004-04-16 Listed $59,900 SW Michigan MLS
• 1996-06-25 Sold (MLS) $37,800 REALCOMP
• 1996-06-25 Sold (MLS) $37,800 SW Michigan MLS
• 1996-04-19 Listed $38,900 REALCOMP
• 1996-04-19 Listed $38,900 SW Michigan MLS

Property tax history

-0.9%/yr

Latest (2025): $733 · -25.2% YoY. Source: county tax records.