241 Ardmoor Dr · Battle Creek, MI 49037

$150,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 4 Days on market

Built 1950 9,975 sqft lot Est $139k · 8% over

---

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).

• Cash flow +17.2/30.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• ARV discount +3.8/15.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity with plenty of space and potential! This well-maintained 3-bedroom, 1-bath home offers approximately 1,100 square feet of comfortable living space plus a finished basement, providing additional room for recreation, hobbies, a home office, or entertaining. The fully enclosed front porch creates a versatile bonus space perfect for relaxing, enjoying your morning coffee, a playroom, or seasonal living area. Outside, you'll appreciate the fenced backyard, ideal for pets, gardening, or outdoor gatherings. Parking and storage are abundant with a 11/2-car garage and attached carport. Whether you're a first-time homebuyer, downsizing, or looking for an investment property, this home delivers exceptional value at an affordable price. Don't miss your chance to make this great opportunity your own!

Key facts

• Attached carport
• Finished basement
• Fenced backyard

Tags

• FINISHED BASEMENT
• FULLY ENCLOSED FRONT PORCH
• FENCED BACKYARD
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Natural gas available; Electricity available
• Home design: Ranch-style single-family home; One-story
• Construction: Built in 1950; Vinyl siding; Composition roof; Living area about 1,850
• Exterior features: Lot approximately 0.23 acres; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas and electricity available
• Interior features: Six total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.9% below list).
• Recommended offer: $128k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.3% 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); 237 active listings in the ZIP; 1 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 36% 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 $1k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,634 (14.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 N Washington Ave	0.11mi	3/1.0	925 (+0%)	1mo	$135,000	$146	94
178 Saratoga Ave	0.12mi	3/2.0	925 (+0%)	2mo	$161,000	$174	88
16 Arlington Dr	0.26mi	3/1.0	923 (-0%)	3mo	$110,000	$119	85
87 Maryland Dr	0.37mi	3/1.0	920 (-0%)	4mo	$124,900	$136	79
7 Riviera Dr N	0.32mi	3/1.0	875 (-5%)	3mo	$142,000	$162	74
706 N Washington Ave	0.22mi	2/1.0 (-1)	880 (-5%)	8mo	$129,900	$148	70
69 W Coolidge Ave	0.29mi	3/1.0	1,000 (+8%)	7mo	$150,000	$150	67
17 Boyd St	0.67mi	3/1.0	962 (+4%)	0mo	$162,225	$169	62
131 Norave Dr	0.65mi	3/1.0	962 (+4%)	2mo	$180,000	$187	61
101 Homecrest Rd	0.36mi	3/1.0	1,062 (+15%)	9mo	$120,000	$113	51
208 Glendale Ave	0.56mi	2/1.0 (-1)	852 (-8%)	7mo	$122,500	$144	50
48 Gordon Blvd	0.41mi	2/2.0 (-1)	828 (-10%)	6mo	$150,000	$181	49

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: -6.6%
• Equity multiple: 0.74×
• Total profit: $-10,755
• Equity at exit: $22,365

10-year hold

• IRR: 7.8%
• Equity multiple: 1.71×
• Total profit: $29,920
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $108

Break-even live

Break-even rent $1,140

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $193	-5% $150	+0% $108	+5% $65	+10% $23
Rent	-10% $7	-5% $57	+0% $108	+5% $158	+10% $209
Rate	-1.0pp $183	-0.5pp $146	base $108	+0.5pp $69	+1.0pp $29

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$1,050	$1.17	22d	3	0.89mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $150,000 Pending 4 DOM
2. 2026-06-13
   days on market $150,000 Active 3 DOM
3. 2026-06-10
   remarks 692-char remark
4. 2026-06-10
   listed $150,000 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: $616 · $51/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$847/yr (+$71/mo · 137.5%)

ⓘ 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 ≥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: $15,316
• − Mortgage interest: −$8,402
• − Property taxes: −$616
• − Insurance: −$750
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$4,364
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,598/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

• 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

+80.7% since first listed

5 events — show timeline

• 2026-06-09 Listed $150,000 MiRealSource-MiMLS
• 2026-06-09 Listed $150,000 REALCOMP
• 2026-06-09 Listed $150,000 SW Michigan MLS
• 2004-01-20 Listing Removed — SW Michigan MLS
• 2003-12-05 Listed $83,000 SW Michigan MLS

Property tax history

-10.2%/yr

Latest (2025): $616 · -44.4% YoY. Source: county tax records.