130 Cliff St · Battle Creek, MI 49014

$58,500

5 bd · 2.0 ba · 2,074 sqft · SingleFamily public records · 103 Days on market

Built 1907 0.28 ac lot $28/sqft · 37% below area Est $92k · 37% under ↓ 35% 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

Attention investors and flippers! Value-add opportunity in Battle Creek located on a corner lot. The property already has a brand-new roof, saving significant rehab costs. Interior needs renovation but offers strong upside for a flip, rental, or conversion. Great layout and solid investment potential in a strong rental market. Convenient location near shopping, and major roads. Perfect project for investors, contractors, or anyone looking for their next rehab deal. Sold as-is.

Key facts

• Brand-new roof
• Convenient location
• Corner lot

Tags

• CORNER LOT
• BRAND-NEW ROOF
• SOLID INVESTMENT POTENTIAL
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $53k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 5.2% in Battle Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#198 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-, crime F.
• 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: 138 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 $404 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,235 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.09% ✓
• Cap rate: 24.35%
• Cash-on-cash: 64.49%
• DSCR: 3.87
• GRM: 2.7

CMA / ARV

• ARV (median comp): $92,470
• List price: $58,500
• Delta: -36.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Main St	0.28mi	4/1.5 (-1)	2,006 (-3%)	7mo	$90,500	$45	69
151 3rd St	0.60mi	4/1.0 (-1)	2,000 (-4%)	24mo	$35,000	$18	37

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: 63.7%
• Equity multiple: 3.85×
• Total profit: $46,705
• Equity at exit: $8,723

10-year hold

• IRR: 68.1%
• Equity multiple: 7.92×
• Total profit: $113,340
• Equity at exit: $5,058

Cash invested: $16,380 (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: 138
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$218 /mo · $2,617/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $880

Break-even live

Break-even rent $695

Max offer price $58,500

Occupancy floor 46%

Sensitivity live

Price	-10% $913	-5% $897	+0% $880	+5% $864	+10% $847
Rent	-10% $737	-5% $809	+0% $880	+5% $952	+10% $1,023
Rate	-1.0pp $910	-0.5pp $895	base $880	+0.5pp $865	+1.0pp $850

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-21
   days on market $58,500 Active 103 DOM
2. 2026-06-19
   days on market $58,500 Active 101 DOM
3. 2026-06-18
   days on market $58,500 Active 100 DOM
4. 2026-06-17
   days on market $58,500 Active 99 DOM
5. 2026-06-16
   days on market $58,500 Active 98 DOM
6. 2026-06-15
   days on market $58,500 Active 97 DOM
7. 2026-06-14
   days on market $58,500 Active 95 DOM
8. 2026-06-13
   days on market $58,500 Active 94 DOM
9. 2026-06-10
   pricedays on market $58,500 Active 92 DOM
10. 2026-06-09
    days on market $64,999 Active 91 DOM
11. 2026-06-08
    days on market $64,999 Active 90 DOM
12. 2026-06-07
    days on market $64,999 Active 89 DOM
13. 2026-06-05
    days on market $64,999 Active 86 DOM
14. 2026-06-02
    days on market $64,999 Active 84 DOM
15. 2026-06-01
    days on market $64,999 Active 83 DOM
16. 2026-05-31
    days on market $64,999 Active 82 DOM
17. 2026-05-30
    days on market $64,999 Active 81 DOM
18. 2026-03-10
    listed $64,999 Active 481-char remark

    Show marketing remark (481 chars)

    Attention investors and flippers! Value-add opportunity in Battle Creek located on a corner lot. The property already has a brand-new roof, saving significant rehab costs. Interior needs renovation but offers strong upside for a flip, rental, or conversion. Great layout and solid investment potential in a strong rental market. Convenient location near shopping, and major roads. Perfect project for investors, contractors, or anyone looking for their next rehab deal. Sold as-is.

19. 2026-03-10
    listed $64,999 Active 481-char remark

    Show marketing remark (481 chars)

    Attention investors and flippers! Value-add opportunity in Battle Creek located on a corner lot. The property already has a brand-new roof, saving significant rehab costs. Interior needs renovation but offers strong upside for a flip, rental, or conversion. Great layout and solid investment potential in a strong rental market. Convenient location near shopping, and major roads. Perfect project for investors, contractors, or anyone looking for their next rehab deal. Sold as-is.

20. 2026-03-10
    listed $64,999 Active

    Show marketing remark (481 chars)

    Attention investors and flippers! Value-add opportunity in Battle Creek located on a corner lot. The property already has a brand-new roof, saving significant rehab costs. Interior needs renovation but offers strong upside for a flip, rental, or conversion. Great layout and solid investment potential in a strong rental market. Convenient location near shopping, and major roads. Perfect project for investors, contractors, or anyone looking for their next rehab deal. Sold as-is.

21. 2025-10-23
    historical
22. 2025-10-23
    historical
23. 2025-08-03
    price $78,800
24. 2025-08-03
    price $78,800
25. 2025-08-03
    price $78,800
26. 2025-06-26
    price $88,900
27. 2025-06-26
    price $88,900
28. 2025-06-26
    price $88,900
29. 2025-06-15
    price $98,900
30. 2025-06-14
    price $98,900
31. 2025-06-14
    price $98,900
32. 2025-06-03
    price $104,900
33. 2025-06-02
    price $104,900
34. 2025-06-02
    price $104,900
35. 2025-05-31
    price $98,900
36. 2025-05-30
    price $98,900
37. 2025-05-30
    price $98,900
38. 2025-04-19
    price $104,900
39. 2025-04-18
    price $104,900
40. 2025-04-18
    price $104,900
41. 2025-03-28
    price $109,900
42. 2025-03-28
    price $109,900
43. 2025-03-28
    price $109,900
44. 2025-03-27
    listed $99,900 Active
45. 2025-03-27
    listed $99,900 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: $2,617 · $218/mo
• Projected year-2 tax: $2,617 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 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: $21,715
• − Mortgage interest: −$3,277
• − Property taxes: −$2,617
• − Insurance: −$292
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$1,702
• Taxable income: $10,352
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $8,079/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

-34.9% since first listed

28 events — show timeline

• 2026-03-10 Listed $64,999 REALCOMP
• 2026-03-10 Listed $64,999 SW Michigan MLS
• 2026-03-10 Listed $64,999 MiRealSource-MiMLS
• 2025-10-23 Listing Removed — REALCOMP
• 2025-10-23 Listing Removed — MiRealSource-MiMLS
• 2025-08-03 Price Changed $78,800 MiRealSource-MiMLS
• 2025-08-03 Price Changed $78,800 REALCOMP
• 2025-08-03 Price Changed $78,800 SW Michigan MLS
• 2025-06-26 Price Changed $88,900 MiRealSource-MiMLS
• 2025-06-26 Price Changed $88,900 REALCOMP
• 2025-06-26 Price Changed $88,900 SW Michigan MLS
• 2025-06-15 Price Changed $98,900 MiRealSource-MiMLS
• 2025-06-14 Price Changed $98,900 REALCOMP
• 2025-06-14 Price Changed $98,900 SW Michigan MLS
• 2025-06-03 Price Changed $104,900 MiRealSource-MiMLS
• 2025-06-02 Price Changed $104,900 REALCOMP
• 2025-06-02 Price Changed $104,900 SW Michigan MLS
• 2025-05-31 Price Changed $98,900 MiRealSource-MiMLS
• 2025-05-30 Price Changed $98,900 REALCOMP
• 2025-05-30 Price Changed $98,900 SW Michigan MLS
• 2025-04-19 Price Changed $104,900 MiRealSource-MiMLS
• 2025-04-18 Price Changed $104,900 REALCOMP
• 2025-04-18 Price Changed $104,900 SW Michigan MLS
• 2025-03-28 Price Changed $109,900 MiRealSource-MiMLS
• 2025-03-28 Price Changed $109,900 REALCOMP
• 2025-03-28 Price Changed $109,900 SW Michigan MLS
• 2025-03-27 Listed $99,900 REALCOMP
• 2025-03-27 Listed $99,900 MiRealSource-MiMLS

Property tax history

+6.3%/yr

Latest (2025): $2,617 · +3.8% YoY. Source: county tax records.