105 N Woodrow Ave · Battle Creek, MI 49015

$144,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 10 Days on market

Built 1940 4,792 sqft lot Est $142k · 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 +13.5/30.0
• ARV discount +6.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $5 ($56/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 $117k (19.5% below list).
• Recommended offer: $117k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Battle Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Lakeview School District (Calhoun) (urban): math 28% / reading 40% proficiency, ranked #291 of 540 in MI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.1%/yr); 165 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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 24 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.

Risks & watch-outs

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

Recommended offer $116,716 (19.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $141,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N Woodrow Ave	0.00mi	2/1.0	720 (0%)	3mo	$143,000	$199	98
136 Wiltshire Ave	0.21mi	2/1.0	720 (0%)	1mo	$165,000	$229	90
100 Wiltshire Ave	0.15mi	3/1.0 (+1)	721 (+0%)	2mo	$118,500	$164	86
112 Wiltshire Ave	0.16mi	2/1.0	660 (-8%)	2mo	$149,900	$227	78
1243 W Territorial Rd W	0.48mi	2/1.0	744 (+3%)	1mo	$120,000	$161	71
36 N 21st St N	0.30mi	2/1.0	767 (+6%)	7mo	$157,900	$206	69
539 Iroquois Ave	0.65mi	2/1.0	728 (+1%)	2mo	$155,000	$213	67
1225 W Territorial Rd W	0.46mi	2/1.0	672 (-7%)	3mo	$94,050	$140	65
754 Andrus St	0.13mi	3/2.0 (+1)	816 (+13%)	1mo	$95,000	$116	62
289 Eldred St	0.31mi	2/1.0	620 (-14%)	7mo	$122,000	$197	57
241 N 26th St	0.69mi	2/1.0	672 (-7%)	0mo	$125,000	$186	56
268 Battle Creek Ave	0.71mi	2/1.0	774 (+8%)	6mo	$79,000	$102	50

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: -11.1%
• Equity multiple: 0.58×
• Total profit: $-17,048
• Equity at exit: $21,605

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $13,475
• Equity at exit: $12,528

Cash invested: $40,572 (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 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $5

Break-even live

Break-even rent $1,161

Max offer price $144,900

Occupancy floor 95%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Riverside Dr Battle Creek, MI	1.0	1.0	650	$935	$1.44	44d	1	1.40mi

Listing history 50 events

1. 2026-04-07
   soldstatus $143,000
2. 2026-03-13
   status Pending 968-char remark

   Show marketing remark (968 chars)

   Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

3. 2026-03-13
   status Pending 968-char remark

   Show marketing remark (968 chars)

   Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

4. 2026-03-13
   status Pending

   Show marketing remark (968 chars)

   Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

5. 2026-03-03
   listed $144,900 Active 968-char remark

   Show marketing remark (968 chars)

   Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

6. 2026-03-03
   listed $144,900 Active 968-char remark

   Show marketing remark (968 chars)

   Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

7. 2026-03-03
   listed $144,900 Active

   Show marketing remark (968 chars)

   Tucked into a quiet neighborhood in the Lakeview School District, this charming 2-bedroom, 1-bath home offers comfortable main-floor living with thoughtful updates. The home features brand-new flooring throughout and has been freshly painted inside and out, creating a bright, clean, move-in-ready feel from the moment you arrive. The kitchen has been refreshed with updated plumbing fixtures, and modern black-finish hardware, giving the space a sharp, contemporary look. Brand new stainless steel refrigerator and stove are included, making the kitchen ready to go from day one. Major updates add peace of mind, including a new roof and new water heater. Updated lighting fixtures throughout the home add a cohesive and modern touch. Outside, you'll find a garage with a brand-new door and remote opener. A great opportunity for first-time buyers, downsizers, or anyone looking for a clean, updated home that's ready to move into. Owner is a licensed Realtor/Broker.

8. 2014-09-24
   historical
9. 2014-09-24
   historical
10. 2014-09-24
    historical
11. 2014-09-15
    historical
12. 2011-12-20
    historical
13. 2011-12-20
    historical
14. 2011-10-31
    listed $49,900
15. 2011-10-31
    listed $49,900
16. 2011-05-10
    historical
17. 2011-05-10
    historical
18. 2011-03-16
    listed $55,000
19. 2011-03-16
    listed $55,000
20. 2011-01-24
    soldstatus $15,133
21. 2011-01-24
    soldstatus $15,133
22. 2010-10-12
    listed $12,900
23. 2010-10-12
    listed $12,900
24. 2008-09-12
    historical
25. 2008-03-02
    listed $69,900
26. 2008-03-02
    listed $69,900
27. 2006-05-26
    soldstatus $76,750
28. 2006-05-26
    soldstatus $76,750
29. 2005-10-24
    listed $78,500
30. 2005-10-24
    listed $78,500
31. 2005-05-11
    soldstatus $55,227
32. 2005-04-22
    soldstatus $55,227
33. 2005-04-22
    soldstatus $55,227
34. 2005-04-22
    soldstatus $55,227
35. 2005-03-30
    historical
36. 2005-01-26
    listed $58,900
37. 2005-01-26
    listed $58,900
38. 2005-01-26
    listed $58,900
39. 2004-12-25
    historical
40. 2004-11-29
    listed $64,900
41. 2004-11-29
    listed $64,900
42. 2004-11-25
    historical
43. 2004-05-26
    listed $64,900
44. 2004-05-26
    listed $64,900
45. 1994-06-21
    soldstatus $30,000
46. 1994-06-21
    soldstatus $30,000
47. 1994-03-11
    listed $32,200
48. 1994-03-11
    listed $32,200
49. 1994-03-09
    historical
50. 1993-09-09
    listed $33,900

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,698 · $142/mo
• Expected delta: +$533/yr (+$44/mo · 45.7%)

ⓘ 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: $14,006
• − Mortgage interest: −$8,117
• − Property taxes: −$1,166
• − Insurance: −$724
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$4,215
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $646/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: Lakeview School District (Calhoun)
• NCES district ID: 2620850
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,353
• Composite: 29.7/100
• National rank: #6455
• State rank: #291 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

+321.8% since first listed

51 events — show timeline

• 2026-04-07 Sold (Public Records) $143,000 Public Records
• 2026-03-13 Pending — REALCOMP
• 2026-03-13 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — SW Michigan MLS
• 2026-03-03 Listed $144,900 SW Michigan MLS
• 2026-03-03 Listed $144,900 MiRealSource-MiMLS
• 2026-03-03 Listed $144,900 REALCOMP
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2011-12-20 Listing Removed — REALCOMP
• 2011-12-20 Listing Removed — SW Michigan MLS
• 2011-10-31 Listed $49,900 REALCOMP
• 2011-10-31 Listed $49,900 SW Michigan MLS
• 2011-05-10 Listing Removed — REALCOMP
• 2011-05-10 Listing Removed — SW Michigan MLS
• 2011-03-16 Listed $55,000 REALCOMP
• 2011-03-16 Listed $55,000 SW Michigan MLS
• 2011-01-24 Sold (MLS) $15,133 REALCOMP
• 2011-01-24 Sold (MLS) $15,133 SW Michigan MLS
• 2010-10-12 Listed $12,900 REALCOMP
• 2010-10-12 Listed $12,900 SW Michigan MLS
• 2008-09-12 Listing Removed — REALCOMP
• 2008-03-02 Listed $69,900 REALCOMP
• 2008-03-02 Listed $69,900 SW Michigan MLS
• 2006-05-26 Sold (MLS) $76,750 REALCOMP
• 2006-05-26 Sold (MLS) $76,750 SW Michigan MLS
• 2005-10-24 Listed $78,500 REALCOMP
• 2005-10-24 Listed $78,500 SW Michigan MLS
• 2005-05-11 Sold (Public Records) $55,227 Public Records
• 2005-04-22 Sold (MLS) $55,227 REALCOMP
• 2005-04-22 Sold (MLS) $55,227 MiRealSource-MiMLS
• 2005-04-22 Sold (MLS) $55,227 SW Michigan MLS
• 2005-03-30 Listing Removed — MiRealSource-MiMLS
• 2005-01-26 Listed $58,900 REALCOMP
• 2005-01-26 Listed $58,900 MiRealSource-MiMLS
• 2005-01-26 Listed $58,900 SW Michigan MLS
• 2004-12-25 Listing Removed — REALCOMP
• 2004-11-29 Listed $64,900 REALCOMP
• 2004-11-29 Listed $64,900 SW Michigan MLS
• 2004-11-25 Listing Removed — REALCOMP
• 2004-05-26 Listed $64,900 REALCOMP
• 2004-05-26 Listed $64,900 SW Michigan MLS
• 1994-06-21 Sold (MLS) $30,000 REALCOMP
• 1994-06-21 Sold (MLS) $30,000 SW Michigan MLS
• 1994-03-11 Listed $32,200 REALCOMP
• 1994-03-11 Listed $32,200 SW Michigan MLS
• 1994-03-09 Listing Removed — REALCOMP
• 1993-09-09 Listed $33,900 REALCOMP
• 1993-09-09 Listed $33,900 SW Michigan MLS

Property tax history

-3.9%/yr

Latest (2025): $1,166 · -31.1% YoY. Source: county tax records.