99 Eldredge St · Battle Creek, MI 49037

$144,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 6 Days on market

Built 1930 0.35 ac lot Est $157k · 8% under

---

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).

• ARV discount +11.1/15.0
• Cash flow +9.5/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3-bedroom home in a desirable Battle Creek neighborhood! This property features new flooring throughout, replacement windows, and an updated kitchen and bathroom. All appliances stay with the home for your convenience, including a refrigerator, washer, dryer, and a brand-new gas stove. You will love the expansive, fully fenced-in backyard--a rare find! Includes a detached 1-car garage. Great turn-key opportunity! Give Geno a call at 269-986-3031 for your private showing.

Key facts

• New flooring
• Updated kitchen
• Updated bathroom

Tags

• NEW FLOORING
• REPLACEMENT WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• FULLY FENCED-IN BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Electricity available; Natural gas available and connected
• Home design: Ranch-style single-family home; Residential property
• Construction: Built in 1930; Vinyl siding; Composition roof
• Exterior features: Flag lot; Paved road access

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas available and connected
• Interior features: Seven total rooms; Replacement windows with window treatments; Slab foundation (basement listed as slab)
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (30.2% below list).
• Recommended offer: $100k (30.2% below list) — sets the bar for 1% rule.

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: Rents rising fast (+11.8%/yr); 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $996 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 15y 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 $28k; list at $144k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,499 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.70% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $156,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Eldredge St	0.16mi	2/1.0	976 (+8%)	4mo	$139,000	$142	75
23 Emerald Ave	0.41mi	2/1.0	912 (+1%)	6mo	$157,000	$172	73
51 Dunning Ave	0.12mi	2/1.0	768 (-15%)	6mo	$140,900	$183	65
1365 E Michigan Ave	0.24mi	3/1.0 (+1)	847 (-6%)	12mo	$182,000	$215	64
35 Avery Ave	0.68mi	2/1.0	882 (-2%)	8mo	$150,000	$170	59
40 Shellenberger Ave	0.55mi	2/1.0	802 (-11%)	5mo	$140,000	$175	52
23 Allison Dr	0.32mi	3/1.0 (+1)	1,016 (+13%)	12mo	$143,000	$141	49
17 Avery Ave	0.67mi	2/1.0	984 (+9%)	13mo	$125,000	$127	42
60 Kellogg St	0.70mi	2/1.0	806 (-10%)	10mo	$160,000	$199	42
145 W Spaulding Ave	0.71mi	2/1.0	813 (-10%)	11mo	$142,000	$175	42
40 Kellogg St	0.68mi	3/1.0 (+1)	1,008 (+12%)	7mo	$64,000	$63	38
163 W Spaulding Ave	0.75mi	2/1.0	768 (-15%)	8mo	$134,000	$174	34

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: -16.4%
• Equity multiple: 0.40×
• Total profit: $-24,379
• Equity at exit: $21,471

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-5,371
• Equity at exit: $12,450

Cash invested: $40,320 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 237
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,005 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-99

Break-even live

Break-even rent $1,130

Max offer price $126,504

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-58	+0% $-99	+5% $-140	+10% $-181
Rent	-10% $-178	-5% $-139	+0% $-99	+5% $-59	+10% $-20
Rate	-1.0pp $-27	-0.5pp $-62	base $-99	+0.5pp $-136	+1.0pp $-174

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 W Michigan Ave Unit 06 Battle Creek, MI	1.0	1.0	700	$925	$1.32	45d	1	0.16mi
420 Arbor Pointe Dr Battle Creek, MI	1.0–2.0	1.0	820	$1,140	$1.39	15d	6	0.75mi
55 Stringham Rd Battle Creek, MI	1.0–2.0	1.0–1.5	850	$1,075	$1.26	15d	7	0.96mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $144,000 Pending 6 DOM
2. 2026-06-10
   statusdays on market $144,000 Active 5 DOM
3. 2026-06-07
   statusdays on market $144,000 Pending 4 DOM
4. 2026-06-05
   days on market $144,000 Active 3 DOM
5. 2026-06-02
   remarks 489-char remark
6. 2026-06-02
   listed $144,000 Active 1 DOM

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,576 · $131/mo
• Expected delta: +$642/yr (+$53/mo · 68.7%)

ⓘ 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: $12,060
• − Mortgage interest: −$8,066
• − Property taxes: −$934
• − Insurance: −$720
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$4,189
• Taxable loss: −$3,779
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $-282/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): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

+140.4% since first listed

15 events — show timeline

• 2026-06-01 Listed $144,000 REALCOMP
• 2026-06-01 Listed $144,000 MiRealSource-MiMLS
• 2026-06-01 Listed $144,000 SW Michigan MLS
• 2014-11-01 Listing Removed — SW Michigan MLS
• 2014-09-18 Listing Removed — SW Michigan MLS
• 2013-11-04 Sold (MLS) $28,000 REALCOMP
• 2013-11-04 Sold (MLS) $28,000 SW Michigan MLS
• 2013-02-15 Listed $30,000 REALCOMP
• 2013-02-15 Listed $30,000 SW Michigan MLS
• 2013-02-01 Listing Removed — REALCOMP
• 2012-02-01 Listed $45,000 REALCOMP
• 2012-02-01 Listed $45,000 SW Michigan MLS
• 2012-01-19 Listing Removed — REALCOMP
• 2011-07-19 Listed $59,900 REALCOMP
• 2011-07-19 Listed $59,900 SW Michigan MLS

Property tax history

-4.1%/yr

Latest (2025): $934 · -31.2% YoY. Source: county tax records.