276 Mckinley Ave N · Battle Creek, MI 49017

$99,000

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 253 Days on market

Built 1920 7,013 sqft lot $118/sqft · 22% below area Est $128k · 22% under

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Why this score? — see what drove the C 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.8/10.0
• 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

Key facts

• 7,013 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 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 $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 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 1920 — 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: 1.10% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

• ARV (median comp): $127,707
• List price: $99,000
• Delta: -22.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Cornell Dr	0.16mi	2/1.5	840 (+0%)	11mo	$145,000	$173	81
207 Laurel Dr	0.09mi	2/1.0	890 (+6%)	10mo	$103,000	$116	77
101 Maple Ter	0.38mi	2/1.0	816 (-2%)	4mo	$165,000	$202	75
425 Cornell Dr	0.25mi	2/2.0	832 (-0%)	10mo	$150,000	$180	75
102 Yale St	0.42mi	2/1.0	874 (+4%)	3mo	$100,000	$114	71
21 Charlotte St	0.51mi	2/1.0	860 (+3%)	4mo	$52,000	$60	68
145 Van Armon Ave	0.56mi	1/1.0 (-1)	808 (-3%)	5mo	$123,000	$152	59
433 Cornell Dr	0.28mi	2/1.0	720 (-14%)	9mo	$139,900	$194	57
86 E Ave S	0.74mi	2/1.0	792 (-5%)	1mo	$162,000	$205	56
208 Central St	0.42mi	3/1.0 (+1)	765 (-8%)	9mo	$36,900	$48	54
13 Fairview Ave	0.67mi	2/1.0	726 (-13%)	6mo	$97,250	$134	42
50 Montford St	0.57mi	3/1.0 (+1)	936 (+12%)	9mo	$70,000	$75	41

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-10,012
• Equity at exit: $14,761

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-762
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$519
• Tax from tax record: −$209 /mo · $2,514/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $94

Break-even live

Break-even rent $975

Max offer price $99,000

Occupancy floor 86%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	43d	1	0.42mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	43d	6	0.69mi
595 Wagner Dr Unit 22 Battle Creek, MI	1.0	1.0	750	$1,050	$1.40	43d	1	0.76mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$925	$1.03	21d	3	0.87mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,350	$1.24	43d	3	0.99mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	1.07mi

Listing history 28 events

1. 2026-06-19
   days on market $99,000 Active 253 DOM
2. 2026-06-18
   days on market $99,000 Active 252 DOM
3. 2026-06-17
   days on market $99,000 Active 251 DOM
4. 2026-06-16
   days on market $99,000 Active 250 DOM
5. 2026-06-15
   days on market $99,000 Active 249 DOM
6. 2026-06-14
   days on market $99,000 Active 247 DOM
7. 2026-06-13
   days on market $99,000 Active 246 DOM
8. 2026-06-10
   days on market $99,000 Active 244 DOM
9. 2026-06-09
   days on market $99,000 Active 243 DOM
10. 2026-06-08
    days on market $99,000 Active 242 DOM
11. 2026-06-07
    days on market $99,000 Active 241 DOM
12. 2026-06-05
    days on market $99,000 Active 238 DOM
13. 2026-06-02
    days on market $99,000 Active 236 DOM
14. 2026-06-01
    days on market $99,000 Active 235 DOM
15. 2026-05-31
    days on market $99,000 Active 234 DOM
16. 2026-05-30
    days on market $99,000 Active 233 DOM
17. 2025-10-09
    listed $99,000 Active
18. 2025-10-09
    listed $99,000 Active
19. 2025-10-09
    listed $99,000 Active
20. 2006-09-28
    soldstatus $74,900
21. 2006-09-11
    soldstatus $74,900
22. 2006-09-11
    soldstatus $74,900
23. 2006-04-20
    listed $74,900
24. 2006-04-20
    listed $74,900
25. 2000-03-09
    soldstatus $56,900
26. 2000-03-09
    soldstatus $56,900
27. 2000-02-15
    listed $56,900
28. 2000-02-15
    listed $56,900

ⓘ 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: $2,514 · $209/mo
• Projected year-2 tax: $2,514 · $209/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 2/10 Low 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: $13,116
• − Mortgage interest: −$5,546
• − Property taxes: −$2,514
• − Insurance: −$495
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,880
• Taxable loss: −$417
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,223/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

+74.0% since first listed

12 events — show timeline

• 2025-10-09 Listed $99,000 REALCOMP
• 2025-10-09 Listed $99,000 SW Michigan MLS
• 2025-10-09 Listed $99,000 MiRealSource-MiMLS
• 2006-09-28 Sold (Public Records) $74,900 Public Records
• 2006-09-11 Sold (MLS) $74,900 REALCOMP
• 2006-09-11 Sold (MLS) $74,900 SW Michigan MLS
• 2006-04-20 Listed $74,900 REALCOMP
• 2006-04-20 Listed $74,900 SW Michigan MLS
• 2000-03-09 Sold (MLS) $56,900 REALCOMP
• 2000-03-09 Sold (MLS) $56,900 SW Michigan MLS
• 2000-02-15 Listed $56,900 REALCOMP
• 2000-02-15 Listed $56,900 SW Michigan MLS

Property tax history

+20.7%/yr

Latest (2025): $2,514 · +90.9% YoY. Source: county tax records.