101 Lathrop Ave · Battle Creek, MI 49014

$90,000

4 bd · 2.0 ba · 2,079 sqft · SingleFamily public records · 3 Days on market

Built 1925 6,098 sqft lot Est $94k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 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

A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level.

Key facts

• 6,098 sq ft lot
• 112 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Natural gas connected
• Home design: Craftsman-style single family home; Built in 1925; Living area approximately 2,079
• Construction: Brick construction; Composition roof; Partial basement
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Built-in gas oven; Refrigerator; Pantry
• Bedrooms: Primary bedroom (11' x 23'); Bedroom 2 (11' x 10'); Bedroom 3 (10' x 10'); Bedroom 4 (10' x 14')
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Pantry; Fireplace; Partial basement; Sun room off the living room; Bonus room; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.5% 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; 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1925 — 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: 1.92% ✓
• Cap rate: 16.51%
• Cash-on-cash: 36.47%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $93,555
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Main St	0.25mi	4/1.5	2,006 (-4%)	7mo	$90,500	$45	75
230 E Kingman Ave	0.54mi	3/2.0 (-1)	1,965 (-6%)	14mo	$162,000	$82	48
151 3rd St	0.64mi	4/1.0	2,000 (-4%)	24mo	$35,000	$18	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: 32.3%
• Equity multiple: 2.36×
• Total profit: $34,209
• Equity at exit: $13,419

10-year hold

• IRR: 39.3%
• Equity multiple: 4.68×
• Total profit: $92,645
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $766

Break-even live

Break-even rent $754

Max offer price $90,000

Occupancy floor 51%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Pending 724-char remark

   Show marketing remark (1293 chars)

   A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level. The fully renovated upper level functions as a private, self-contained suit, complete with its own living room, bedroom, full bath, and a bonus room currently used as a dry kitchenette. Whether for a teenager, overnight guests, in-laws, or a rental arrangement, the flexibility here is truly unmatched. With solid bones, original Craftsman details, and key updates already done, this property is ready for someone with vision. Some TLC will transform it into something remarkable. Don't miss your chance to restore a classic. Seller selling as is will make no repairs.

2. 2026-05-07
   status Pending 1293-char remark

   Show marketing remark (1293 chars)

   A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level. The fully renovated upper level functions as a private, self-contained suit, complete with its own living room, bedroom, full bath, and a bonus room currently used as a dry kitchenette. Whether for a teenager, overnight guests, in-laws, or a rental arrangement, the flexibility here is truly unmatched. With solid bones, original Craftsman details, and key updates already done, this property is ready for someone with vision. Some TLC will transform it into something remarkable. Don't miss your chance to restore a classic. Seller selling as is will make no repairs.

3. 2026-05-07
   status Pending

   Show marketing remark (1293 chars)

   A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level. The fully renovated upper level functions as a private, self-contained suit, complete with its own living room, bedroom, full bath, and a bonus room currently used as a dry kitchenette. Whether for a teenager, overnight guests, in-laws, or a rental arrangement, the flexibility here is truly unmatched. With solid bones, original Craftsman details, and key updates already done, this property is ready for someone with vision. Some TLC will transform it into something remarkable. Don't miss your chance to restore a classic. Seller selling as is will make no repairs.

4. 2026-05-03
   listed $90,000 Active 724-char remark

   Show marketing remark (1293 chars)

   A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level. The fully renovated upper level functions as a private, self-contained suit, complete with its own living room, bedroom, full bath, and a bonus room currently used as a dry kitchenette. Whether for a teenager, overnight guests, in-laws, or a rental arrangement, the flexibility here is truly unmatched. With solid bones, original Craftsman details, and key updates already done, this property is ready for someone with vision. Some TLC will transform it into something remarkable. Don't miss your chance to restore a classic. Seller selling as is will make no repairs.

5. 2026-05-03
   listed $90,000 Active 1293-char remark

   Show marketing remark (1293 chars)

   A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level. The fully renovated upper level functions as a private, self-contained suit, complete with its own living room, bedroom, full bath, and a bonus room currently used as a dry kitchenette. Whether for a teenager, overnight guests, in-laws, or a rental arrangement, the flexibility here is truly unmatched. With solid bones, original Craftsman details, and key updates already done, this property is ready for someone with vision. Some TLC will transform it into something remarkable. Don't miss your chance to restore a classic. Seller selling as is will make no repairs.

6. 2026-05-03
   listed $90,000 Active

   Show marketing remark (1293 chars)

   A rare opportunity to own a piece of history. This 1925 Craftsman bungalow is brimming with original character, hardwood floors, timeless woodwork, and classic architectural details that simply can't be replicated. Ready for a new owner to bring it back to its full glory, this diamond-in-the-rough is ideal as a primary residence, investment property, or multi-generational home. The main level welcomes you with a formal living room that opens into a bright sunroom, the perfect retreat for morning coffee or a quiet read. A charming kitchen nook adds warmth and character, while the formal dining room sets the stage for memorable gatherings. 2 bedrooms and a completely remodeled full bathroom rounds out the main level. The fully renovated upper level functions as a private, self-contained suit, complete with its own living room, bedroom, full bath, and a bonus room currently used as a dry kitchenette. Whether for a teenager, overnight guests, in-laws, or a rental arrangement, the flexibility here is truly unmatched. With solid bones, original Craftsman details, and key updates already done, this property is ready for someone with vision. Some TLC will transform it into something remarkable. Don't miss your chance to restore a classic. Seller selling as is will make no repairs.

7. 2000-05-30
   soldstatus $59,900
8. 2000-05-30
   soldstatus $59,900
9. 2000-03-29
   listed $59,900
10. 2000-03-29
    listed $59,900

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$174/yr (+$14/mo · 16.7%)

ⓘ 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 ≥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: $20,688
• − Mortgage interest: −$5,041
• − Property taxes: −$1,039
• − Insurance: −$450
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$2,618
• Taxable income: $8,230
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $7,216/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

+50.3% since first listed

10 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — SW Michigan MLS
• 2026-05-03 Listed $90,000 SW Michigan MLS
• 2026-05-03 Listed $90,000 REALCOMP
• 2026-05-03 Listed $90,000 MiRealSource-MiMLS
• 2000-05-30 Sold (MLS) $59,900 REALCOMP
• 2000-05-30 Sold (MLS) $59,900 SW Michigan MLS
• 2000-03-29 Listed $59,900 REALCOMP
• 2000-03-29 Listed $59,900 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $1,039 · -25.2% YoY. Source: county tax records.