853 Capital Ave NE · Battle Creek, MI 49017

$159,900

6 bd · 2.0 ba · 2,126 sqft · SingleFamily public records · 136 Days on market

Built 1916 8,712 sqft lot $75/sqft · 43% above area Est $112k · 43% over ↓ 9% since listing

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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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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

• New kitchens
• Freshly painted
• 8,712 sq ft lot

Tags

• NEW KITCHENS
• NEW BATHROOM UPGRADES
• FRESHLY PAINTED

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 148 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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

• It's been on market 136 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1916 — 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. 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?
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: 1.05% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $111,696
• List price: $159,900
• Delta: 43.16%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
665 Capital Ave NE	0.37mi	5/1.5 (-1)	2,047 (-4%)	9mo	$190,000	$93	62

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-14,323
• Equity at exit: $23,842

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,577
• Equity at exit: $13,825

Cash invested: $44,772 (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 49017

• Home prices YoY: -32.2%
• Active inventory: 148
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $181

Break-even live

Break-even rent $1,442

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $272	-5% $226	+0% $181	+5% $136	+10% $91
Rent	-10% $49	-5% $115	+0% $181	+5% $247	+10% $313
Rate	-1.0pp $262	-0.5pp $222	base $181	+0.5pp $140	+1.0pp $98

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $159,900 Active 136 DOM
2. 2026-06-17
   days on market $159,900 Active 135 DOM
3. 2026-06-16
   days on market $159,900 Active 134 DOM
4. 2026-06-15
   days on market $159,900 Active 133 DOM
5. 2026-06-14
   days on market $159,900 Active 131 DOM
6. 2026-06-13
   days on market $159,900 Active 130 DOM
7. 2026-06-10
   days on market $159,900 Active 128 DOM
8. 2026-06-09
   days on market $159,900 Active 127 DOM
9. 2026-06-08
   days on market $159,900 Active 126 DOM
10. 2026-06-07
    days on market $159,900 Active 125 DOM
11. 2026-06-05
    days on market $159,900 Active 122 DOM
12. 2026-06-02
    days on market $159,900 Active 120 DOM
13. 2026-06-01
    days on market $159,900 Active 119 DOM
14. 2026-05-31
    days on market $159,900 Active 118 DOM
15. 2026-05-30
    days on market $159,900 Active 117 DOM
16. 2026-05-09
    price $159,900 660-char remark

    Show marketing remark (660 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-05-08
    price $159,900 661-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-04-20
    price $129,900 660-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-04-20
    price $129,900 661-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-03-04
    status Active 661-char remark

    Show marketing remark (660 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-03-04
    status Active 660-char remark

    Show marketing remark (660 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-01-11
    status Pending 661-char remark

    Show marketing remark (660 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-01-11
    status Pending 660-char remark

    Show marketing remark (660 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-01-05
    price $150,000 660-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2026-01-05
    price $150,000 661-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2025-12-18
    price $165,000 660-char remark

    Show marketing remark (660 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2025-12-17
    price $165,000 661-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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. 2025-12-11
    listed $175,000 Active 660-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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.

29. 2025-12-11
    listed $175,000 Active 661-char remark

    Show marketing remark (661 chars)

    Note * price increase is due to work that the seller is having completed. Opportunity to own this 4 unit. One unit is a two bedroom one bath the other 3 units are one bedroom one bath. The 2 bedroom unit has a Range & refrigerator. Two of the units have new kitchens and the seller is in the process of completing two new bathroom upgrades with all units having been freshly painted. Building is on the Vacant & Abandoned List. Call Scott harrington for a private tour @ 269-420-0197 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.

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $2,810 · $234/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 ≥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: $20,059
• − Mortgage interest: −$8,957
• − Property taxes: −$2,810
• − Insurance: −$800
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,652
• Taxable loss: −$369
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $2,263/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): 21,295
• Household income: $60,885
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 697.0

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%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -115.68%
• Current HPI: 243.5008
• 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

-8.6% since first listed

14 events — show timeline

• 2026-05-09 Price Changed $159,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $159,900 REALCOMP
• 2026-04-20 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $129,900 REALCOMP
• 2026-03-04 Relisted — REALCOMP
• 2026-03-04 Relisted — MiRealSource-MiMLS
• 2026-01-11 Pending — REALCOMP
• 2026-01-11 Pending — MiRealSource-MiMLS
• 2026-01-05 Price Changed $150,000 MiRealSource-MiMLS
• 2026-01-05 Price Changed $150,000 REALCOMP
• 2025-12-18 Price Changed $165,000 MiRealSource-MiMLS
• 2025-12-17 Price Changed $165,000 REALCOMP
• 2025-12-11 Listed $175,000 REALCOMP
• 2025-12-11 Listed $175,000 MiRealSource-MiMLS

Property tax history

+7.1%/yr

Latest (2025): $2,810 · -6.3% YoY. Source: county tax records.