154 N Wabash Ave N · Battle Creek, MI 49017

$135,000

2 bd · 2.5 ba · 936 sqft · SingleFamily public records · 5 Days on market

Built 1924 7,187 sqft lot $144/sqft · 45% above area Est $156k · 14% under

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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).

• ARV discount +13.6/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• 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

* * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

Key facts

• Original wood trim
• Fully fenced yards
• Updated kitchen

Tags

• ORIGINAL WOOD TRIM
• HARDWOOD FLOORS
• UPDATED KITCHEN
• WELCOMING FRONT PORCH
• FULLY FENCED YARDS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1924
• Construction: Composition roof
• Exterior features: Paved road access; Aluminum siding

Interior

• Kitchen: Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 6 total rooms; Replacement windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $5 ($56/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 $107k (20.7% below list).
• Recommended offer: $107k (20.7% below list) — sets the bar for 1% rule.

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: 155 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $933 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y 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 $36k; list at $135k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,993 (20.7% below list)

Questions for the listing agent

1. Built in 1924 — 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: 0.79% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $156,356
• List price: $135,000
• Delta: -13.66%
• 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 Maple Ter	0.23mi	2/1.0	1,000 (+7%)	2mo	$139,000	$139	71
207 Laurel Dr	0.32mi	2/1.0	890 (-5%)	10mo	$103,000	$116	63
101 Maple Ter	0.17mi	2/1.0	816 (-13%)	4mo	$165,000	$202	62
102 Yale St	0.53mi	2/1.0	874 (-7%)	3mo	$100,000	$114	56
21 Charlotte St	0.53mi	2/1.0	860 (-8%)	5mo	$52,000	$60	52
30 East Ave N	0.30mi	3/1.0 (+1)	1,054 (+13%)	3mo	$89,900	$85	52
58 E Emmett St	0.64mi	2/1.0	951 (+2%)	12mo	$168,000	$177	52
31 Oxford St	0.66mi	2/1.0	996 (+6%)	2mo	$105,000	$105	51
334 Cornell Dr	0.42mi	2/1.5	840 (-10%)	11mo	$145,000	$173	50
425 Cornell Dr	0.46mi	2/2.0	832 (-11%)	10mo	$150,000	$180	49
50 Montford St	0.72mi	3/1.0 (+1)	936 (0%)	9mo	$70,000	$75	48
17 Wren St	0.45mi	3/1.0 (+1)	1,035 (+11%)	6mo	$98,000	$95	46

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-21,617
• Equity at exit: $20,129

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-18,603
• Equity at exit: $11,672

Cash invested: $37,800 (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: 155
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$708
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $5

Break-even live

Break-even rent $1,064

Max offer price $135,000

Occupancy floor 95%

Sensitivity live

Price	-10% $81	-5% $43	+0% $5	+5% $-34	+10% $-72
Rent	-10% $-80	-5% $-38	+0% $5	+5% $47	+10% $89
Rate	-1.0pp $73	-0.5pp $39	base $5	+0.5pp $-30	+1.0pp $-66

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 Wagner Dr Unit 22 Battle Creek, MI	1.0	1.0	750	$1,050	$1.40	45d	1	0.56mi
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	45d	1	0.56mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	45d	6	0.59mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	45d	1	0.88mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,350	$1.24	45d	3	0.96mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$925	$1.03	22d	3	1.05mi
744 E Michigan Ave Unit 04 Battle Creek, MI	1.0	1.0	650	$900	$1.38	45d	1	1.32mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	45d	1	1.32mi

Listing history 10 events

1. 2026-05-17
   status Pending 601-char remark

   Show marketing remark (601 chars)

   * * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

2. 2026-05-17
   status Pending 601-char remark

   Show marketing remark (601 chars)

   * * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

3. 2026-05-17
   status Pending

   Show marketing remark (601 chars)

   * * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

4. 2026-05-12
   listed $135,000 Active 601-char remark

   Show marketing remark (601 chars)

   * * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

5. 2026-05-12
   listed $135,000 Active 601-char remark

   Show marketing remark (601 chars)

   * * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

6. 2026-05-12
   listed $135,000 Active

   Show marketing remark (601 chars)

   * * Highest & Best offers due 5:00 pm 5/15 * * Step into the charm of this beautifully maintained 3 bedroom, 2 bath home featuring original wood trim and timeless hardwood floors throughout. Blending classic character with modern updates, this home offers an updated kitchen, fresh paint, and warm inviting spaces. Relax on the welcoming front porch or enjoy the privacy and convenience of the fully fenced front and back yards - perfect for pets, play or entertaining. A wonderful combination of historic character and everyday comfort, this home is ready for its next owner to move right in!

7. 1994-04-28
   soldstatus $36,500
8. 1994-04-28
   soldstatus $36,500
9. 1994-01-04
   listed $38,000
10. 1994-01-04
    listed $38,000

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,498 · $125/mo
• Expected delta: +$581/yr (+$48/mo · 63.5%)

ⓘ 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 3/10 Moderate 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: $12,839
• − Mortgage interest: −$7,562
• − Property taxes: −$916
• − Insurance: −$675
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$3,927
• Taxable loss: −$2,296
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $607/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

+255.3% since first listed

10 events — show timeline

• 2026-05-17 Pending — REALCOMP
• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-17 Pending — SW Michigan MLS
• 2026-05-12 Listed $135,000 SW Michigan MLS
• 2026-05-12 Listed $135,000 MiRealSource-MiMLS
• 2026-05-12 Listed $135,000 REALCOMP
• 1994-04-28 Sold (MLS) $36,500 REALCOMP
• 1994-04-28 Sold (MLS) $36,500 SW Michigan MLS
• 1994-01-04 Listed $38,000 REALCOMP
• 1994-01-04 Listed $38,000 SW Michigan MLS

Property tax history

-0.9%/yr

Latest (2025): $916 · -25.2% YoY. Source: county tax records.