341 Algonquin St · Battle Creek, MI 49037

$155,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1967 10,498 sqft lot Est $144k · 8% over

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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 +13.7/30.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• ARV discount +4.1/15.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

Key facts

• Walkout basement
• Fenced in front yard
• Expansive backyard

Tags

• WALKOUT BASEMENT
• EXPANSIVE BACKYARD
• FENCED IN FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $13 ($152/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 $128k (17.5% below list).
• Recommended offer: $128k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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 (+11.8%/yr); 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $118k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,833 (17.5% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.82% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 N Washington Ave	0.17mi	3/1.0	925 (-4%)	1mo	$135,000	$146	85
16 Arlington Dr	0.26mi	3/1.0	923 (-4%)	3mo	$110,000	$119	79
178 Saratoga Ave	0.23mi	3/2.0	925 (-4%)	2mo	$161,000	$174	77
131 Norave Dr	0.57mi	3/1.0	962 (+0%)	2mo	$180,000	$187	72
69 W Coolidge Ave	0.35mi	3/1.0	1,000 (+4%)	7mo	$150,000	$150	70
87 Maryland Dr	0.45mi	3/1.0	920 (-4%)	4mo	$124,900	$136	69
7 Riviera Dr N	0.34mi	3/1.0	875 (-9%)	3mo	$142,000	$162	67
101 Homecrest Rd	0.29mi	3/1.0	1,062 (+11%)	9mo	$120,000	$113	61
706 N Washington Ave	0.32mi	2/1.0 (-1)	880 (-8%)	8mo	$129,900	$148	59
935 North Ave	0.36mi	3/1.0	1,094 (+14%)	10mo	$165,600	$151	52
208 Glendale Ave	0.61mi	2/1.0 (-1)	852 (-11%)	7mo	$122,500	$144	42
48 Gordon Blvd	0.50mi	2/2.0 (-1)	828 (-14%)	6mo	$150,000	$181	40

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-17,582
• Equity at exit: $23,111

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $16,369
• Equity at exit: $13,402

Cash invested: $43,400 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 237
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $13

Break-even live

Break-even rent $1,262

Max offer price $155,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $57	+0% $13	+5% $-31	+10% $-75
Rent	-10% $-88	-5% $-38	+0% $13	+5% $63	+10% $114
Rate	-1.0pp $91	-0.5pp $52	base $13	+0.5pp $-28	+1.0pp $-68

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	22d	3	1.02mi

Listing history 20 events

1. 2026-03-15
   status Pending 933-char remark

   Show marketing remark (933 chars)

   Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

2. 2026-03-15
   status Pending 933-char remark

   Show marketing remark (933 chars)

   Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

3. 2026-03-15
   status Pending

   Show marketing remark (933 chars)

   Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

4. 2026-03-13
   listed $155,000 Active 933-char remark

   Show marketing remark (933 chars)

   Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

5. 2026-03-13
   listed $155,000 Active 933-char remark

   Show marketing remark (933 chars)

   Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

6. 2026-03-13
   listed $155,000 Active

   Show marketing remark (933 chars)

   Welcome to this spacious 5-bedroom, 2-bath ranch-style home located in the Battle Creek school district, offering plenty of room both inside and out. The main level features a bright living area filled with natural light from the large front window and beautiful hardwood floors that create a warm and inviting feel throughout the home. With five bedrooms total, there is flexibility for family, guests, home offices, or hobbies. One of the standout features is the mostly finished walkout basement, providing a large additional living space along with extra bedrooms and a full bathroom, making it perfect for entertaining, extended living, or a private guest area. The walkout leads directly to the expansive backyard with plenty of space to enjoy the outdoors, while the fenced-in front yard offers added convenience and charm. Completing the home is an attached 2-car garage and a layout that offers both comfort and versatility.

7. 2026-02-13
   historical
8. 2026-02-12
   historical
9. 2026-01-16
   price $158,500
10. 2026-01-15
    price $158,500
11. 2026-01-15
    price $158,500
12. 2025-11-21
    price $164,900
13. 2025-11-20
    price $164,900
14. 2025-11-20
    price $164,900
15. 2025-09-18
    price $169,900
16. 2025-09-18
    price $169,900
17. 2025-09-18
    price $169,900
18. 2025-08-12
    listed $174,900 Active
19. 2025-08-12
    listed $174,900 Active
20. 2021-04-13
    soldstatus $118,500

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,912 · $159/mo
• Expected delta: +$475/yr (+$40/mo · 33.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $15,340
• − Mortgage interest: −$8,682
• − Property taxes: −$1,438
• − Insurance: −$775
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,509
• Taxable loss: −$2,519
• Est. tax savings @ 24.0%: +$604
• After-tax cash flow: $756/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

• County: Calhoun County · 91,590 people
• City population: 91,590
• Metro: Battle Creek, MI
• Population (ZIP): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

+30.8% since first listed

20 events — show timeline

• 2026-03-15 Pending — REALCOMP
• 2026-03-15 Pending — MiRealSource-MiMLS
• 2026-03-15 Pending — SW Michigan MLS
• 2026-03-13 Listed $155,000 SW Michigan MLS
• 2026-03-13 Listed $155,000 MiRealSource-MiMLS
• 2026-03-13 Listed $155,000 REALCOMP
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-12 Listing Removed — REALCOMP
• 2026-01-16 Price Changed $158,500 MiRealSource-MiMLS
• 2026-01-15 Price Changed $158,500 REALCOMP
• 2026-01-15 Price Changed $158,500 SW Michigan MLS
• 2025-11-21 Price Changed $164,900 MiRealSource-MiMLS
• 2025-11-20 Price Changed $164,900 REALCOMP
• 2025-11-20 Price Changed $164,900 SW Michigan MLS
• 2025-09-18 Price Changed $169,900 MiRealSource-MiMLS
• 2025-09-18 Price Changed $169,900 REALCOMP
• 2025-09-18 Price Changed $169,900 SW Michigan MLS
• 2025-08-12 Listed $174,900 REALCOMP
• 2025-08-12 Listed $174,900 MiRealSource-MiMLS
• 2021-04-13 Sold (Public Records) $118,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,438 · -45.7% YoY. Source: county tax records.