25 Vale St · Battle Creek, MI 49014

$114,900

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 58 Days on market

Built 1920 0.35 ac lot $69/sqft · at area comps Est $120k · at est.

---

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 +26.5/30.0
• ARV discount +9.4/15.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• 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

Listing remarks MLS

What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

Key facts

• Fenced yard
• Double lot
• Michigan basement

Tags

• DOUBLE LOT
• FENCED YARD
• MICHIGAN BASEMENT
• COSMETIC FLIP OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (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: 135 active listings in the ZIP; 1 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 $794 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 + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $93k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.22% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (median comp): $119,847
• List price: $114,900
• Delta: -4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 E Michigan Ave	0.05mi	4/2.0 (+1)	1,668 (+0%)	20mo	$100,000	$60	76
275 Post Ave	0.26mi	3/1.0	1,694 (+2%)	15mo	$124,000	$73	68
23 Bradford St	0.38mi	4/2.0 (+1)	1,605 (-4%)	7mo	$150,000	$93	65
175 Lathrop Ave	0.40mi	3/1.0	1,578 (-5%)	13mo	$75,000	$48	58
90 Lathrop Ave	0.62mi	3/1.5	1,518 (-9%)	2mo	$117,000	$77	53
155 Post Ave	0.44mi	4/1.0 (+1)	1,488 (-11%)	6mo	$135,000	$91	48
3 Cornwell St	0.39mi	4/2.0 (+1)	1,488 (-11%)	16mo	$135,000	$91	45
113 Rook Ct	0.43mi	2/1.0 (-1)	1,446 (-13%)	8mo	$43,000	$30	42
50 Douglas St	0.75mi	4/1.0 (+1)	1,752 (+5%)	7mo	$143,000	$82	41
124 Caine St	0.23mi	2/1.0 (-1)	1,420 (-15%)	17mo	$90,000	$63	41
140 Cliff St	0.58mi	4/2.0 (+1)	1,456 (-12%)	24mo	$40,000	$27	27

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $794
• Equity at exit: $17,132

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $25,766
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $304

Break-even live

Break-even rent $1,019

Max offer price $114,900

Occupancy floor 73%

Sensitivity live

Price	-10% $369	-5% $337	+0% $304	+5% $272	+10% $239
Rent	-10% $193	-5% $249	+0% $304	+5% $360	+10% $415
Rate	-1.0pp $362	-0.5pp $334	base $304	+0.5pp $275	+1.0pp $244

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.14mi

Listing history 36 events

1. 2026-06-19
   days on market $114,900 Active 58 DOM
2. 2026-06-18
   days on market $114,900 Active 57 DOM
3. 2026-06-17
   days on market $114,900 Active 56 DOM
4. 2026-06-16
   days on market $114,900 Active 55 DOM
5. 2026-06-15
   days on market $114,900 Active 54 DOM
6. 2026-06-14
   days on market $114,900 Active 52 DOM
7. 2026-06-13
   days on market $114,900 Active 51 DOM
8. 2026-06-10
   days on market $114,900 Active 49 DOM
9. 2026-06-09
   days on market $114,900 Active 48 DOM
10. 2026-06-08
    days on market $114,900 Active 47 DOM
11. 2026-06-07
    days on market $114,900 Active 46 DOM
12. 2026-06-05
    days on market $114,900 Active 43 DOM
13. 2026-06-02
    days on market $114,900 Active 41 DOM
14. 2026-06-01
    days on market $114,900 Active 40 DOM
15. 2026-05-31
    days on market $114,900 Active 39 DOM
16. 2026-05-30
    days on market $114,900 Active 38 DOM
17. 2026-04-25
    status Active 480-char remark

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

18. 2026-04-25
    status Active 480-char remark

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

19. 2026-04-25
    status Active

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

20. 2026-04-07
    status Pending 480-char remark

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

21. 2026-04-07
    status Pending 480-char remark

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

22. 2026-04-07
    status Pending

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

23. 2026-04-05
    listed $114,900 Active 480-char remark

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

24. 2026-04-04
    listed $114,900 Active 480-char remark

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

25. 2026-04-04
    listed $114,900 Active

    Show marketing remark (480 chars)

    What an opportunity with this large strong bones and great curb appeal home. double lot, 2 stall garage, fenced yard, separate access to second floor. .. oh and there is a great home to match. 4 bed, 2 full bath and Michigan basement for utilities and storage. you won't beat this property so be sure you beat the other offers. This home is a cosmetic flip opportunity just waiting for your design and imagination. Maybe create a second unit or just the large home you dreamed of.

26. 2023-09-19
    soldstatus $93,000
27. 2023-08-31
    soldstatus $87,000 Sold
28. 2023-08-31
    soldstatus $87,000 Sold
29. 2023-08-31
    soldstatus $87,000 Closed
30. 2023-07-12
    status Pending
31. 2023-07-12
    status Pending
32. 2023-07-12
    status Pending
33. 2023-06-29
    listed $89,900 Active
34. 2023-06-29
    listed $89,900 Active
35. 2023-06-29
    listed $89,900 Active
36. 2018-06-06
    soldstatus $55,000

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 3/10 Moderate
• 🌡 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: $16,846
• − Mortgage interest: −$6,436
• − Property taxes: −$1,851
• − Insurance: −$574
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,343
• Taxable income: $1,947
• Est. tax owed @ 24.0%: −$467
• After-tax cash flow: $3,185/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

+108.9% since first listed

20 events — show timeline

• 2026-04-25 Relisted — REALCOMP
• 2026-04-25 Relisted — MiRealSource-MiMLS
• 2026-04-25 Relisted — SW Michigan MLS
• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — SW Michigan MLS
• 2026-04-05 Listed $114,900 REALCOMP
• 2026-04-04 Listed $114,900 SW Michigan MLS
• 2026-04-04 Listed $114,900 MiRealSource-MiMLS
• 2023-09-19 Sold (Public Records) $93,000 Public Records
• 2023-08-31 Sold (MLS) $87,000 MiRealSource-MiMLS
• 2023-08-31 Sold (MLS) $87,000 SW Michigan MLS
• 2023-08-31 Sold (MLS) $87,000 REALCOMP
• 2023-07-12 Pending — REALCOMP
• 2023-07-12 Pending — MiRealSource-MiMLS
• 2023-07-12 Pending — SW Michigan MLS
• 2023-06-29 Listed $89,900 MiRealSource-MiMLS
• 2023-06-29 Listed $89,900 SW Michigan MLS
• 2023-06-29 Listed $89,900 REALCOMP
• 2018-06-06 Sold (Public Records) $55,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,851 · -26.8% YoY. Source: county tax records.