54 Jericho Rd · Battle Creek, MI 49014

$39,900

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 57 Days on market

Built 1920 4,356 sqft lot $31/sqft · 54% below area ↓ 39% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

Key facts

• Close to parks
• Back yard
• Full basement

Tags

• FULL BASEMENT
• FRONT FENCED IN YARD
• BACK YARD
• CLOSE TO PARKS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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: 135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 3.11% ✓
• Cap rate: 27.03%
• Cash-on-cash: 74.08%
• DSCR: 4.30
• GRM: 2.7

CMA / ARV

• ARV (median comp): $86,464
• List price: $39,900
• Delta: -53.85%
• 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
54 Jericho Rd	0.00mi	4/1.0 (+1)	1,293 (0%)	1mo	$34,000	$26	94
124 Lathrop Ave	0.09mi	3/1.0	1,183 (-8%)	2mo	$101,000	$85	79
100 Illinois St	0.12mi	3/1.0	1,208 (-7%)	7mo	$119,900	$99	77
217 Grenville St	0.34mi	3/1.0	1,332 (+3%)	3mo	$148,500	$111	77
111 Nelson St	0.28mi	4/1.0 (+1)	1,265 (-2%)	3mo	$119,900	$95	76
174 Lathrop Ave	0.22mi	4/1.0 (+1)	1,236 (-4%)	6mo	$129,000	$104	72
110 Post Ave	0.13mi	4/2.0 (+1)	1,391 (+8%)	1mo	$133,500	$96	72
222 Lathrop Ave	0.34mi	3/2.0	1,320 (+2%)	6mo	$45,000	$34	71
37 Inn Rd	0.41mi	3/1.0	1,227 (-5%)	2mo	$105,000	$86	71
397 Main St	0.15mi	3/1.5	1,434 (+11%)	4mo	$50,000	$35	70
195 N Union St	0.61mi	3/1.0	1,340 (+4%)	6mo	$175,000	$131	60
811 Belton Ave	0.74mi	3/1.5	1,120 (-13%)	0mo	$205,000	$183	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: 73.9%
• Equity multiple: 4.36×
• Total profit: $37,487
• Equity at exit: $5,949

10-year hold

• IRR: 77.7%
• Equity multiple: 8.99×
• Total profit: $89,318
• Equity at exit: $3,450

Cash invested: $11,172 (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: 135
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $690

Break-even live

Break-even rent $369

Max offer price $39,900

Occupancy floor 39%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	43d	8	0.63mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	0.89mi

Listing history 17 events

1. 2026-05-14
   status Pending 176-char remark

   Show marketing remark (175 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

2. 2026-05-14
   status Pending 175-char remark

   Show marketing remark (175 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

3. 2026-05-14
   status Pending

   Show marketing remark (175 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

4. 2026-04-17
   price $39,900 175-char remark

   Show marketing remark (176 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

5. 2026-04-17
   price $39,900 176-char remark

   Show marketing remark (176 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

6. 2026-04-17
   price $39,900

   Show marketing remark (176 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

7. 2026-03-18
   listed $49,900 Active 176-char remark

   Show marketing remark (176 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

8. 2026-03-16
   listed $49,900 Active 175-char remark

   Show marketing remark (175 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

9. 2026-03-16
   listed $49,900 Active

   Show marketing remark (175 chars)

   The home has 3 Bedrooms 1 full bathroom full basement front fenced in yard and back yard, 1 car detached garage this home is close to Elementary school and parks and shopping.

10. 2014-09-15
    historical
11. 2001-07-31
    historical
12. 2001-01-30
    listed $60,000
13. 2001-01-30
    listed $60,000
14. 2001-01-29
    historical
15. 2001-01-29
    historical
16. 2000-10-31
    listed $65,000
17. 2000-10-31
    listed $65,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 2/10 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: $14,904
• − Mortgage interest: −$2,235
• − Property taxes: −$788
• − Insurance: −$200
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$1,161
• Taxable income: $8,136
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $6,323/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

-38.6% since first listed

17 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — SW Michigan MLS
• 2026-04-17 Price Changed $39,900 MiRealSource-MiMLS
• 2026-04-17 Price Changed $39,900 REALCOMP
• 2026-04-17 Price Changed $39,900 SW Michigan MLS
• 2026-03-18 Listed $49,900 REALCOMP
• 2026-03-16 Listed $49,900 SW Michigan MLS
• 2026-03-16 Listed $49,900 MiRealSource-MiMLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2001-07-31 Listing Removed — REALCOMP
• 2001-01-30 Listed $60,000 REALCOMP
• 2001-01-30 Listed $60,000 SW Michigan MLS
• 2001-01-29 Listing Removed — REALCOMP
• 2001-01-29 Listing Removed — SW Michigan MLS
• 2000-10-31 Listed $65,000 REALCOMP
• 2000-10-31 Listed $65,000 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $788 · -25.2% YoY. Source: county tax records.