396 Upton Ave · Battle Creek, MI 49037

$59,900

4 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 1 Days on market

Built 1925 7,231 sqft lot $37/sqft · 19% below area Est $65k · 8% under

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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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * GREAT investment opportunityCome pick up where the Seller left off. NEW Roof , NEW Siding, NEW front porch, NEW windows. Most of the heavy lifting has been done. 4bedroom, 1bathroom that awaits mechanicals , electrical and interior finishing. Motivated Seller. All reasonable offers will be considered.

Key facts

• 7,231 sq ft lot
• Built 1925

Property features AI

Exterior

• Utilities: Natural gas available
• Home design: Traditional-style single family residence; Built in 1925
• Construction: Vinyl siding; Composition roof
• Exterior features: Lot approximately 0.17 acres; Public water

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Replacement windows; Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 20.9% 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: Rents rising fast (+11.8%/yr); 236 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($43k/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 $414 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 + 8.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 3y 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 $39k; list at $60k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 2.62% ✓
• Cap rate: 20.94%
• Cash-on-cash: 52.32%
• DSCR: 3.33
• GRM: 3.2

CMA / ARV

• ARV (median comp): $65,425
• List price: $59,900
• Delta: -8.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 W Fountain St	0.61mi	4/2.0	1,749 (+7%)	1mo	$180,000	$103	55
378 W Goguac St W	0.65mi	4/1.0	1,499 (-8%)	6mo	$180,000	$120	52
210 Battle Creek Ave	0.66mi	3/1.5 (-1)	1,543 (-6%)	3mo	$95,500	$62	50
90 Spring St	0.48mi	3/2.0 (-1)	1,768 (+8%)	6mo	$159,000	$90	50
726 W Van Buren St	0.68mi	4/2.0	1,716 (+5%)	9mo	$156,000	$91	48
387 Goguac St W	0.68mi	3/1.5 (-1)	1,537 (-6%)	7mo	$42,000	$27	46
349 Goguac St W	0.67mi	3/1.5 (-1)	1,498 (-8%)	5mo	$144,001	$96	44
149 Oaklawn Ave	0.74mi	3/2.0 (-1)	1,776 (+9%)	4mo	$47,000	$26	38
323 Catera Ct	0.56mi	3/2.0 (-1)	1,724 (+6%)	21mo	$259,900	$151	38

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: 56.4%
• Equity multiple: 3.70×
• Total profit: $45,244
• Equity at exit: $8,931

10-year hold

• IRR: 63.3%
• Equity multiple: 9.19×
• Total profit: $137,445
• Equity at exit: $5,179

Cash invested: $16,772 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 236
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $731

Break-even live

Break-even rent $643

Max offer price $59,900

Occupancy floor 48%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	43d	1	0.99mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	43d	3	1.20mi

Listing history 50 events

1. 2026-03-30
   listed $59,900 Active 310-char remark
2. 2026-03-30
   listed $59,900 Active 310-char remark
3. 2026-03-30
   listed $59,900 Active
4. 2026-03-25
   historical
5. 2026-03-24
   historical
6. 2025-12-23
   listed $59,900 Active
7. 2025-12-23
   listed $59,900 Active
8. 2025-01-03
   soldstatus $19,000 Sold
9. 2025-01-03
   soldstatus $19,000 Closed
10. 2025-01-03
    soldstatus $19,000 Closed
11. 2024-12-24
    status Pending
12. 2024-12-24
    status Pending
13. 2024-12-24
    status Pending
14. 2024-12-19
    listed $23,900 Active
15. 2024-12-19
    listed $23,900 Active
16. 2024-12-19
    listed $23,900 Active
17. 2024-06-20
    soldstatus $15,000 Sold
18. 2024-06-20
    soldstatus $15,000 Sold
19. 2024-06-20
    soldstatus $15,000 Closed
20. 2024-06-11
    status Pending
21. 2024-06-11
    status Pending
22. 2024-06-11
    status Pending
23. 2024-06-07
    status Active
24. 2024-06-07
    status Active
25. 2024-06-07
    status Active
26. 2024-05-11
    status Pending
27. 2024-05-11
    status Pending
28. 2024-05-11
    status Pending
29. 2024-05-07
    listed $19,900 Active
30. 2024-05-07
    listed $19,900 Active
31. 2024-05-07
    listed $19,900 Active
32. 2024-05-07
    historical
33. 2024-05-06
    historical
34. 2024-03-19
    listed $24,900 Active
35. 2024-03-19
    listed $24,900 Active
36. 2024-03-12
    historical
37. 2024-03-11
    historical
38. 2024-02-23
    price $24,900
39. 2024-02-22
    price $24,900
40. 2024-02-22
    price $24,900
41. 2024-02-06
    status Active
42. 2024-02-06
    status Active
43. 2024-01-26
    historical
44. 2024-01-26
    historical
45. 2023-12-05
    price $28,500
46. 2023-12-05
    price $28,500
47. 2023-12-05
    price $28,500
48. 2023-11-30
    listed $28,900 Active
49. 2023-11-30
    listed $28,900 Active
50. 2023-09-26
    historical

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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: $18,828
• − Mortgage interest: −$3,355
• − Property taxes: −$2,030
• − Insurance: −$300
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$1,743
• Taxable income: $8,389
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,762/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

+34.9% since first listed

65 events — show timeline

• 2026-06-16 Sold (MLS) $39,000 SW Michigan MLS
• 2026-06-16 Sold (MLS) $39,000 REALCOMP
• 2026-06-16 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2026-05-28 Listed $59,900 SW Michigan MLS
• 2026-05-28 Listing Removed — MiRealSource-MiMLS
• 2026-05-28 Listed $59,900 MiRealSource-MiMLS
• 2026-05-28 Pending — SW Michigan MLS
• 2026-05-26 Listing Removed — MiRealSource-MiMLS
• 2026-05-15 Listing Removed — REALCOMP
• 2026-03-30 Listed $59,900 REALCOMP
• 2026-03-30 Listed $59,900 MiRealSource-MiMLS
• 2026-03-25 Listing Removed — MiRealSource-MiMLS
• 2026-03-24 Listing Removed — REALCOMP
• 2025-12-23 Listed $59,900 REALCOMP
• 2025-12-23 Listed $59,900 MiRealSource-MiMLS
• 2025-01-03 Sold (MLS) $19,000 SW Michigan MLS
• 2025-01-03 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2025-01-03 Sold (MLS) $19,000 REALCOMP
• 2024-12-24 Pending — REALCOMP
• 2024-12-24 Pending — MiRealSource-MiMLS
• 2024-12-24 Pending — SW Michigan MLS
• 2024-12-19 Listed $23,900 REALCOMP
• 2024-12-19 Listed $23,900 SW Michigan MLS
• 2024-12-19 Listed $23,900 MiRealSource-MiMLS
• 2024-06-20 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2024-06-20 Sold (MLS) $15,000 SW Michigan MLS
• 2024-06-20 Sold (MLS) $15,000 REALCOMP
• 2024-06-11 Pending — MiRealSource-MiMLS
• 2024-06-11 Pending — REALCOMP
• 2024-06-11 Pending — SW Michigan MLS
• 2024-06-07 Relisted — REALCOMP
• 2024-06-07 Relisted — MiRealSource-MiMLS
• 2024-06-07 Relisted — SW Michigan MLS
• 2024-05-11 Pending — REALCOMP
• 2024-05-11 Pending — MiRealSource-MiMLS
• 2024-05-11 Pending — SW Michigan MLS
• 2024-05-07 Listing Removed — MiRealSource-MiMLS
• 2024-05-07 Listed $19,900 MiRealSource-MiMLS
• 2024-05-07 Listed $19,900 SW Michigan MLS
• 2024-05-07 Listed $19,900 REALCOMP
• 2024-05-06 Listing Removed — REALCOMP
• 2024-03-19 Listed $24,900 MiRealSource-MiMLS
• 2024-03-19 Listed $24,900 REALCOMP
• 2024-03-12 Listing Removed — MiRealSource-MiMLS
• 2024-03-11 Listing Removed — REALCOMP
• 2024-02-23 Price Changed $24,900 MiRealSource-MiMLS
• 2024-02-22 Price Changed $24,900 REALCOMP
• 2024-02-22 Price Changed $24,900 SW Michigan MLS
• 2024-02-06 Relisted — REALCOMP
• 2024-02-06 Relisted — MiRealSource-MiMLS
• 2024-01-26 Listing Removed — MiRealSource-MiMLS
• 2024-01-26 Listing Removed — REALCOMP
• 2023-12-05 Price Changed $28,500 MiRealSource-MiMLS
• 2023-12-05 Price Changed $28,500 REALCOMP
• 2023-12-05 Price Changed $28,500 SW Michigan MLS
• 2023-11-30 Listed $28,900 MiRealSource-MiMLS
• 2023-11-30 Listed $28,900 REALCOMP
• 2023-09-26 Listing Removed — MiRealSource-MiMLS
• 2023-09-26 Listing Removed — REALCOMP
• 2023-09-17 Listed $28,900 MiRealSource-MiMLS
• 2023-09-17 Listed $28,900 REALCOMP
• 2023-09-04 Listing Removed — MiRealSource-MiMLS
• 2023-09-04 Listing Removed — REALCOMP
• 2023-08-25 Listed — MiRealSource-MiMLS
• 2023-08-25 Listed — REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $2,030 · -26.8% YoY. Source: county tax records.