620 Meadow Dr · Battle Creek, MI 49015

$189,900

4 bd · 1.5 ba · 1,525 sqft · SingleFamily public records · 394 Days on market

Built 1954 8,668 sqft lot Est $261k · 27% under ↓ 35% since listing

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Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• 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 to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

Key facts

• 8,668 sq ft lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/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 $180k (5.0% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• 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.
• 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; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $6k 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 $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $60k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $260,775
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Meadow Dr	0.00mi	5/2.0 (+1)	1,525 (0%)	1mo	$198,000	$130	92
320 N Moorland Dr	0.12mi	3/1.0 (-1)	1,506 (-1%)	4mo	$221,000	$147	82
721 Eastfield Dr	0.16mi	4/1.0	1,622 (+6%)	0mo	$226,000	$139	80
767 Cambridge Dr	0.57mi	4/1.5	1,520 (-0%)	4mo	$260,000	$171	70
113 Doverdale Ln	0.33mi	4/1.5	1,340 (-12%)	3mo	$205,000	$153	62
604 Country Club Blvd	0.18mi	3/2.0 (-1)	1,728 (+13%)	4mo	$273,000	$158	59
267 Martha Dr	0.41mi	3/2.0 (-1)	1,396 (-8%)	4mo	$262,500	$188	56
623 Riverside	0.54mi	3/1.5 (-1)	1,380 (-10%)	0mo	$266,000	$193	54
137 Williams Dr	0.62mi	3/1.0 (-1)	1,648 (+8%)	2mo	$210,000	$127	49
32 Golden Ave	0.64mi	3/2.5 (-1)	1,608 (+5%)	4mo	$279,000	$174	49
726 Knollwood Dr	0.42mi	3/2.5 (-1)	1,312 (-14%)	3mo	$250,000	$191	46
401 Morningside Dr	0.55mi	3/2.0 (-1)	1,300 (-15%)	4mo	$262,000	$202	39

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: -6.1%
• Equity multiple: 0.76×
• Total profit: $-12,693
• Equity at exit: $28,315

10-year hold

• IRR: 8.7%
• Equity multiple: 1.82×
• Total profit: $43,369
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,803 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$216 /mo · $2,588/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $134

Break-even live

Break-even rent $1,634

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-03-04
   status Pending 676-char remark

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

2. 2026-03-04
   status Pending 676-char remark

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

3. 2026-03-04
   status Pending

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

4. 2025-09-24
   price $189,900 676-char remark

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

5. 2025-09-24
   price $189,900 676-char remark

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

6. 2025-09-24
   price $189,900

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

7. 2025-08-23
   price $194,000 676-char remark

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

8. 2025-08-23
   price $194,000 676-char remark

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

9. 2025-08-23
   price $194,000

   Show marketing remark (676 chars)

   Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

10. 2025-07-23
    price $199,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

11. 2025-07-22
    price $199,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

12. 2025-07-22
    price $199,000

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

13. 2025-07-11
    price $210,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

14. 2025-07-11
    price $210,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

15. 2025-07-11
    price $210,000

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

16. 2025-04-22
    price $220,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

17. 2025-04-21
    price $220,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

18. 2025-04-21
    price $220,000

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

19. 2025-04-11
    price $230,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

20. 2025-04-10
    price $230,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

21. 2025-04-10
    price $230,000

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

22. 2025-03-01
    price $240,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

23. 2025-02-28
    price $240,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

24. 2025-02-28
    price $240,000

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

25. 2025-02-03
    listed $249,900 Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

26. 2025-02-03
    listed $249,900 Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

27. 2025-02-03
    listed $249,900 Active

    Show marketing remark (676 chars)

    Welcome to 620 Meadow, a Beautiful 4 bedroom, 2 bath ranch in Lakeview School District. The living room features a large picture window and cozy fireplace. The oversized primary suite offers great space along with a large walk-in closet and private bathroom. The basement offers even more space to finish, along with a 5th bedroom which has a egress window just waiting to be finished. Schedule a showing today to come this charming home. Showings on Saturday, Sunday and Monday only due to seller work schedule. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data.

28. 2025-01-29
    historical
29. 2025-01-29
    historical
30. 2024-12-06
    price $249,900
31. 2024-12-06
    price $249,900
32. 2024-12-06
    price $249,900
33. 2024-10-04
    price $259,900
34. 2024-10-04
    price $259,900
35. 2024-10-04
    price $259,900
36. 2024-09-20
    price $280,000
37. 2024-09-20
    price $280,000
38. 2024-09-19
    price $280,000
39. 2024-09-09
    listed $290,000 Active
40. 2024-09-09
    listed $290,000 Active

ⓘ 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: $2,588 · $216/mo
• Projected year-2 tax: $2,756 · $230/mo
• Expected delta: +$168/yr (+$14/mo · 6.5%)

ⓘ 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: $21,640
• − Mortgage interest: −$10,637
• − Property taxes: −$2,588
• − Insurance: −$950
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,524
• Taxable loss: −$1,521
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,973/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

-34.5% since first listed

40 events — show timeline

• 2026-03-04 Pending — REALCOMP
• 2026-03-04 Pending — MiRealSource-MiMLS
• 2026-03-04 Pending — SW Michigan MLS
• 2025-09-24 Price Changed $189,900 MiRealSource-MiMLS
• 2025-09-24 Price Changed $189,900 REALCOMP
• 2025-09-24 Price Changed $189,900 SW Michigan MLS
• 2025-08-23 Price Changed $194,000 MiRealSource-MiMLS
• 2025-08-23 Price Changed $194,000 REALCOMP
• 2025-08-23 Price Changed $194,000 SW Michigan MLS
• 2025-07-23 Price Changed $199,000 MiRealSource-MiMLS
• 2025-07-22 Price Changed $199,000 REALCOMP
• 2025-07-22 Price Changed $199,000 SW Michigan MLS
• 2025-07-11 Price Changed $210,000 MiRealSource-MiMLS
• 2025-07-11 Price Changed $210,000 REALCOMP
• 2025-07-11 Price Changed $210,000 SW Michigan MLS
• 2025-04-22 Price Changed $220,000 MiRealSource-MiMLS
• 2025-04-21 Price Changed $220,000 REALCOMP
• 2025-04-21 Price Changed $220,000 SW Michigan MLS
• 2025-04-11 Price Changed $230,000 MiRealSource-MiMLS
• 2025-04-10 Price Changed $230,000 REALCOMP
• 2025-04-10 Price Changed $230,000 SW Michigan MLS
• 2025-03-01 Price Changed $240,000 MiRealSource-MiMLS
• 2025-02-28 Price Changed $240,000 REALCOMP
• 2025-02-28 Price Changed $240,000 SW Michigan MLS
• 2025-02-03 Listed $249,900 SW Michigan MLS
• 2025-02-03 Listed $249,900 MiRealSource-MiMLS
• 2025-02-03 Listed $249,900 REALCOMP
• 2025-01-29 Listing Removed — REALCOMP
• 2025-01-29 Listing Removed — MiRealSource-MiMLS
• 2024-12-06 Price Changed $249,900 MiRealSource-MiMLS
• 2024-12-06 Price Changed $249,900 REALCOMP
• 2024-12-06 Price Changed $249,900 SW Michigan MLS
• 2024-10-04 Price Changed $259,900 MiRealSource-MiMLS
• 2024-10-04 Price Changed $259,900 REALCOMP
• 2024-10-04 Price Changed $259,900 SW Michigan MLS
• 2024-09-20 Price Changed $280,000 MiRealSource-MiMLS
• 2024-09-20 Price Changed $280,000 REALCOMP
• 2024-09-19 Price Changed $280,000 SW Michigan MLS
• 2024-09-09 Listed $290,000 MiRealSource-MiMLS
• 2024-09-09 Listed $290,000 REALCOMP

Property tax history

-1.6%/yr

Latest (2025): $2,588 · -25.0% YoY. Source: county tax records.