17 N 20th St N · Battle Creek, MI 49015

$135,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 1 Days on market

Built 1950 7,405 sqft lot Est $184k · 27% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this spacious 1,440 sq ft Lakeview home featuring 3 generously sized bedrooms, 1.5 bathrooms, and plenty of space to spread out. Fresh paint throughout much of the home creates a clean, inviting feel, while the hardwood floors upstairs are ready to shine again with a little refinishing. The full basement provides abundant storage space and added flexibility for hobbies, recreation, or future use. The roof is 8 years old, offering added peace of mind. Step outside to enjoy the large fully fenced backyard with plenty of room for outdoor gatherings, gardening, pets, or simply relaxing in your own private space. Offering a combination of size, character, and affordability, this home is conveniently located near schools, parks, shopping, and everyday amenities. Schedule your private showing today!

Key facts

• Full basement
• Lakeview home
• Hardwood floors

Tags

• LAKEVIEW HOME
• HARDWOOD FLOORS
• FULL BASEMENT
• FULLY FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Home design: Traditional single-family residence; Built in 1950
• Construction: Vinyl siding; Shingle roof; Full basement
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Fireplace; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.4% 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.
• 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 27y 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 $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1950 — 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: 1.18% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
552 Wentworth Ave	0.58mi	3/2.0	1,434 (-0%)	5mo	$174,500	$122	66
153 23rd St N	0.40mi	3/1.0	1,344 (-7%)	3mo	$178,900	$133	66
252 23rd St N	0.62mi	3/1.5	1,370 (-5%)	4mo	$125,000	$91	60
64 Pleasant Ave	0.34mi	3/1.0	1,260 (-12%)	3mo	$174,000	$138	59
22 N La Vista Blvd	0.42mi	3/2.0	1,580 (+10%)	4mo	$240,000	$152	59
50 Pleasant Ave	0.32mi	3/2.0	1,644 (+14%)	2mo	$165,000	$100	58
248 N 23rd St	0.58mi	3/1.0	1,345 (-7%)	3mo	$190,000	$141	58
55 S 28th St S	0.52mi	3/2.0	1,568 (+9%)	6mo	$200,000	$128	54
387 Goguac St W	0.70mi	3/1.5	1,537 (+7%)	7mo	$42,000	$27	50
378 W Goguac St W	0.74mi	4/1.0 (+1)	1,499 (+4%)	6mo	$180,000	$120	47
545 W Territorial Rd	0.55mi	2/2.0 (-1)	1,224 (-15%)	1mo	$127,000	$104	42
146 S 29th St	0.74mi	2/1.0 (-1)	1,288 (-11%)	4mo	$175,000	$136	38

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,683
• Equity at exit: $20,129

10-year hold

• IRR: 15.5%
• Equity multiple: 2.58×
• Total profit: $59,549
• Equity at exit: $11,672

Cash invested: $37,800 (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 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$260 /mo · $3,122/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $236

Break-even live

Break-even rent $1,297

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	43d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (819 chars)

   Welcome home to this spacious 1,440 sq ft Lakeview home featuring 3 generously sized bedrooms, 1.5 bathrooms, and plenty of space to spread out. Fresh paint throughout much of the home creates a clean, inviting feel, while the hardwood floors upstairs are ready to shine again with a little refinishing. The full basement provides abundant storage space and added flexibility for hobbies, recreation, or future use. The roof is 8 years old, offering added peace of mind. Step outside to enjoy the large fully fenced backyard with plenty of room for outdoor gatherings, gardening, pets, or simply relaxing in your own private space. Offering a combination of size, character, and affordability, this home is conveniently located near schools, parks, shopping, and everyday amenities. Schedule your private showing today!

2. 2026-06-18
   listed $135,000 Active 1 DOM

   Show marketing remark (819 chars)

   Welcome home to this spacious 1,440 sq ft Lakeview home featuring 3 generously sized bedrooms, 1.5 bathrooms, and plenty of space to spread out. Fresh paint throughout much of the home creates a clean, inviting feel, while the hardwood floors upstairs are ready to shine again with a little refinishing. The full basement provides abundant storage space and added flexibility for hobbies, recreation, or future use. The roof is 8 years old, offering added peace of mind. Step outside to enjoy the large fully fenced backyard with plenty of room for outdoor gatherings, gardening, pets, or simply relaxing in your own private space. Offering a combination of size, character, and affordability, this home is conveniently located near schools, parks, shopping, and everyday amenities. Schedule your private showing today!

ⓘ 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: $3,122 · $260/mo
• Projected year-2 tax: $3,122 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,149
• − Mortgage interest: −$7,562
• − Property taxes: −$3,122
• − Insurance: −$675
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,927
• Taxable income: $798
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $2,643/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

+35.1% since first listed

32 events — show timeline

• 2026-06-18 Listed $135,000 SW Michigan MLS
• 2026-06-18 Listed $135,000 MiRealSource-MiMLS
• 2026-06-18 Listed $135,000 REALCOMP
• 2026-04-28 Listing Removed — MiRealSource-MiMLS
• 2026-04-28 Listing Removed — REALCOMP
• 2025-09-12 Listed $135,000 MiRealSource-MiMLS
• 2025-09-12 Listed $135,000 REALCOMP
• 2025-09-11 Coming Soon — MiRealSource-MiMLS
• 2024-11-19 Rental Removed $1,800 Avail
• 2024-11-16 Listed for Rent $1,800 Avail
• 2024-11-11 Rental Removed $1,800 Avail
• 2024-10-14 Price Changed $1,800 Avail
• 2024-10-10 Listed for Rent $1,875 Avail
• 2023-12-01 Rental Removed $1,875 Avail
• 2023-11-12 Listed for Rent $1,875 Avail
• 2022-06-22 Sold (Public Records) $105,000 Public Records
• 2022-06-17 Sold (MLS) $105,000 SW Michigan MLS
• 2022-06-17 Sold (MLS) $105,000 REALCOMP
• 2022-05-08 Pending — SW Michigan MLS
• 2022-05-08 Pending — REALCOMP
• 2022-05-07 Listed $100,000 MiRealSource-MiMLS
• 2022-05-07 Listed $100,000 SW Michigan MLS
• 2022-05-07 Listed $100,000 REALCOMP
• 2022-03-25 Listing Removed — REALCOMP
• 2022-03-25 Listing Removed — MiRealSource-MiMLS
• 2022-02-10 Listed $99,000 MiRealSource-MiMLS
• 2022-02-10 Listed $99,000 REALCOMP
• 2000-07-31 Sold (Public Records) $90,000 Public Records
• 2000-07-25 Sold (MLS) $90,000 REALCOMP
• 2000-07-25 Sold (MLS) $90,000 SW Michigan MLS
• 1999-11-22 Listed $99,900 REALCOMP
• 1999-11-22 Listed $99,900 SW Michigan MLS

Property tax history

+10.2%/yr

Latest (2025): $3,122 · -31.1% YoY. Source: county tax records.