120 Highway St · Battle Creek, MI 49014

$67,474

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 27 Days on market

Built 1910 2,309 sqft lot Est $119k · 43% under ↓ 10% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• 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

PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

Key facts

• Easy access
• Spacious kitchen
• Historic charm

Tags

• HISTORIC CHARM
• NATURAL LIGHT
• SPACIOUS KITCHEN
• ATTIC LOFT AREA
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $466 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,461 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.73% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.67%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $118,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Lathrop Ave	0.23mi	3/1.0	1,183 (+3%)	2mo	$101,000	$85	80
100 Illinois St	0.13mi	3/1.0	1,208 (+6%)	7mo	$119,900	$99	77
811 Belton Ave	0.58mi	3/1.5	1,120 (-2%)	0mo	$205,000	$183	69
54 Jericho Rd	0.16mi	4/1.0 (+1)	1,293 (+13%)	1mo	$34,000	$26	63
37 Inn Rd	0.50mi	3/1.0	1,227 (+7%)	2mo	$105,000	$86	61
174 Lathrop Ave	0.32mi	4/1.0 (+1)	1,236 (+8%)	6mo	$129,000	$104	59
175 Marjorie St	0.41mi	3/1.0	1,015 (-11%)	1mo	$128,000	$126	59
967 Belton Ave	0.60mi	3/2.0	1,100 (-4%)	9mo	$185,000	$168	56
111 Nelson St	0.37mi	4/1.0 (+1)	1,265 (+11%)	3mo	$119,900	$95	55
156 Woodway Ave	0.67mi	3/1.5	1,068 (-7%)	7mo	$210,000	$197	51
51 Pauline Ave	0.66mi	3/2.0	1,014 (-11%)	8mo	$120,600	$119	41
214 Post Ave	0.44mi	2/1.0 (-1)	973 (-15%)	9mo	$86,000	$88	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.73×
• Total profit: $13,865
• Equity at exit: $10,061

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $44,165
• Equity at exit: $5,834

Cash invested: $18,893 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$150 /mo · $1,795/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $388

Break-even live

Break-even rent $673

Max offer price $67,474

Occupancy floor 62%

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: $16,868
• Closing costs: $2,024
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.50mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	44d	1	0.82mi
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$1,109	$1.46	44d	16	0.91mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.00mi

Listing history 9 events

1. 2026-03-26
   status Pending 988-char remark

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

2. 2026-03-26
   status Pending 988-char remark

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

3. 2026-03-26
   status Pending

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

4. 2026-03-06
   price $67,474 988-char remark

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

5. 2026-03-06
   price $67,474 988-char remark

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

6. 2026-03-06
   price $67,474

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

7. 2026-02-27
   listed $75,000 Active 988-char remark

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

8. 2026-02-27
   listed $75,000 Active 988-char remark

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

9. 2026-02-27
   listed $75,000 Active

   Show marketing remark (988 chars)

   PRICE REDUCED-THIS IS A STEAL!! This two story (plus) home offers space, character, and opportunity. This property blends historic charm with functional living areas and solid fundamentals. Inside, you'll find generous living space featuring 3 bedrooms and 1.5 bathrooms. The main level offers comfortable living and dining areas filled with natural light, along with a spacious kitchen ready for your personal touch. Upstairs, three bedrooms provide flexibility for family living, guests, or a home office setup. The attic/loft area is 99% complete, which adds additional living space or storage. This property presents a great opportunity for first-time buyers, investors, or anyone looking to build equity. Conveniently located near schools, shopping, dining, and major roadways, this home provides easy access to everyday amenities!The furnace, water heater and windows are less than 5 yrs old. Call Karen Woods today for a private tour [phone].BATVAI-Seller to make no repairs

ⓘ 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: $1,795 · $150/mo
• Projected year-2 tax: $1,795 · $150/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $13,974
• − Mortgage interest: −$3,780
• − Property taxes: −$1,795
• − Insurance: −$337
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,963
• Taxable income: $3,864
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $3,734/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

-10.0% since first listed

9 events — show timeline

• 2026-03-26 Pending — MiRealSource-MiMLS
• 2026-03-26 Pending — REALCOMP
• 2026-03-26 Pending — SW Michigan MLS
• 2026-03-06 Price Changed $67,474 MiRealSource-MiMLS
• 2026-03-06 Price Changed $67,474 REALCOMP
• 2026-03-06 Price Changed $67,474 SW Michigan MLS
• 2026-02-27 Listed $75,000 SW Michigan MLS
• 2026-02-27 Listed $75,000 REALCOMP
• 2026-02-27 Listed $75,000 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $1,795 · -36.0% YoY. Source: county tax records.