104 W Roosevelt Ave · Battle Creek, MI 49037

$89,900

2 bd · 1.0 ba · 931 sqft · SingleFamily public records · 52 Days on market

Built 1926 6,055 sqft lot $97/sqft · at area comps Est $89k · at est.

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.1/10.0
• ARV discount +6.8/15.0
• 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

This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

Key facts

• 6,055 sq ft lot
• Built 1926
• Listed 51 days

Property features AI

Exterior

• Utilities: Public water; Natural gas available; Electricity available; Cable connected; High-speed internet; Natural gas water heater
• Home design: Ranch-style single-family home; Built in 1926
• Construction: Wood siding; Asphalt roof; Partial basement (see interior)
• Exterior features: Paved road access; Lot about 0.14 acres

Interior

• Kitchen: Oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Ramped entrance; Storm windows; Total of 7 rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 31% 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 $622 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $90k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1926 — 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: 1.21% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (median comp): $88,543
• List price: $89,900
• Delta: 1.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Roseneath Ave	0.24mi	3/1.0 (+1)	954 (+2%)	8mo	$47,000	$49	73
253 Greenwood Ave	0.60mi	2/2.0	932 (+0%)	3mo	$180,000	$193	65
74 W Goodale Ave	0.18mi	3/1.0 (+1)	1,032 (+11%)	10mo	$91,000	$88	60
275 Parkway Dr	0.37mi	3/1.5 (+1)	960 (+3%)	18mo	$27,000	$28	56
87 Maryland Dr	0.75mi	3/1.0 (+1)	920 (-1%)	4mo	$124,900	$136	55
706 N Washington Ave	0.66mi	2/1.0	880 (-6%)	8mo	$129,900	$148	53
33 E Northside Dr	0.37mi	3/1.0 (+1)	1,000 (+7%)	16mo	$119,900	$120	52
135 Seedorff St	0.65mi	2/1.0	842 (-10%)	5mo	$66,300	$79	49
57 Boyd St	0.66mi	3/1.0 (+1)	960 (+3%)	14mo	$110,000	$115	48
266 Parkway Dr	0.34mi	2/1.0	794 (-15%)	18mo	$99,000	$125	45
128 Somerset Ave	0.73mi	2/1.0	1,024 (+10%)	17mo	$85,000	$83	35
89 Somerset Ave	0.72mi	3/1.0 (+1)	1,059 (+14%)	6mo	$40,000	$38	33

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: 6.4%
• Equity multiple: 1.26×
• Total profit: $6,656
• Equity at exit: $13,404

10-year hold

• IRR: 19.8%
• Equity multiple: 3.06×
• Total profit: $51,911
• Equity at exit: $7,773

Cash invested: $25,172 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 236
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $243

Break-even live

Break-even rent $780

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$925	$1.03	21d	3	0.69mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,350	$1.24	43d	3	1.00mi
420 Arbor Pointe Dr Battle Creek, MI	1.0–2.0	1.0	820	$1,140	$1.39	13d	6	1.15mi

Listing history 41 events

1. 2026-06-19
   days on market $89,900 Active 52 DOM
2. 2026-06-18
   days on market $89,900 Active 51 DOM
3. 2026-06-17
   days on market $89,900 Active 50 DOM
4. 2026-06-16
   days on market $89,900 Active 49 DOM
5. 2026-06-15
   days on market $89,900 Active 48 DOM
6. 2026-06-14
   days on market $89,900 Active 46 DOM
7. 2026-06-13
   days on market $89,900 Active 45 DOM
8. 2026-06-10
   days on market $89,900 Active 43 DOM
9. 2026-06-09
   days on market $89,900 Active 42 DOM
10. 2026-06-08
    days on market $89,900 Active 41 DOM
11. 2026-06-07
    days on market $89,900 Active 40 DOM
12. 2026-06-05
    days on market $89,900 Active 37 DOM
13. 2026-06-02
    days on market $89,900 Active 35 DOM
14. 2026-06-01
    days on market $89,900 Active 34 DOM
15. 2026-05-31
    days on market $89,900 Active 33 DOM
16. 2026-05-30
    days on market $89,900 Active 32 DOM
17. 2026-05-08
    price $89,900 157-char remark

    Show marketing remark (157 chars)

    This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

18. 2026-05-07
    price $89,900 157-char remark

    Show marketing remark (157 chars)

    This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

19. 2026-05-07
    price $89,900

    Show marketing remark (157 chars)

    This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

20. 2026-04-26
    listed $99,900 Active 157-char remark

    Show marketing remark (157 chars)

    This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

21. 2026-04-26
    listed $99,900 Active 157-char remark

    Show marketing remark (157 chars)

    This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

22. 2026-04-26
    listed $99,900 Active

    Show marketing remark (157 chars)

    This 2-bedroom, 1-bath home with a spacious yard is bright, functional, and full of potential--great for investors or buyers seeking a practical opportunity.

23. 2024-05-07
    soldstatus $24,000 Sold
24. 2024-05-07
    soldstatus $24,000 Closed
25. 2024-05-07
    soldstatus $24,000 Sold
26. 2024-04-20
    status Pending
27. 2024-04-20
    status Pending
28. 2024-04-20
    status Pending
29. 2024-04-14
    listed $25,921 Active
30. 2024-04-14
    listed $25,921 Active
31. 2024-04-14
    listed $25,921 Active
32. 2024-02-01
    historical
33. 2024-01-31
    historical
34. 2024-01-15
    price $33,000
35. 2024-01-15
    price $33,000
36. 2024-01-15
    price $33,000
37. 2023-11-13
    price $39,000
38. 2023-11-13
    price $39,000
39. 2023-11-13
    price $39,000
40. 2023-08-29
    listed $49,000 Active
41. 2023-08-29
    listed $49,000 Active

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$50/yr (+$4/mo · 3.9%)

ⓘ 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: $13,044
• − Mortgage interest: −$5,036
• − Property taxes: −$1,284
• − Insurance: −$450
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,615
• Taxable income: $1,572
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,537/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

+83.5% since first listed

25 events — show timeline

• 2026-05-08 Price Changed $89,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $89,900 REALCOMP
• 2026-05-07 Price Changed $89,900 SW Michigan MLS
• 2026-04-26 Listed $99,900 SW Michigan MLS
• 2026-04-26 Listed $99,900 REALCOMP
• 2026-04-26 Listed $99,900 MiRealSource-MiMLS
• 2024-05-07 Sold (MLS) $24,000 SW Michigan MLS
• 2024-05-07 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2024-05-07 Sold (MLS) $24,000 REALCOMP
• 2024-04-20 Pending — REALCOMP
• 2024-04-20 Pending — MiRealSource-MiMLS
• 2024-04-20 Pending — SW Michigan MLS
• 2024-04-14 Listed $25,921 SW Michigan MLS
• 2024-04-14 Listed $25,921 MiRealSource-MiMLS
• 2024-04-14 Listed $25,921 REALCOMP
• 2024-02-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-31 Listing Removed — REALCOMP
• 2024-01-15 Price Changed $33,000 MiRealSource-MiMLS
• 2024-01-15 Price Changed $33,000 REALCOMP
• 2024-01-15 Price Changed $33,000 SW Michigan MLS
• 2023-11-13 Price Changed $39,000 MiRealSource-MiMLS
• 2023-11-13 Price Changed $39,000 REALCOMP
• 2023-11-13 Price Changed $39,000 SW Michigan MLS
• 2023-08-29 Listed $49,000 MiRealSource-MiMLS
• 2023-08-29 Listed $49,000 REALCOMP

Property tax history

+12.0%/yr

Latest (2025): $1,284 · +1.8% YoY. Source: county tax records.