122 North Ave · Battle Creek, MI 49017

$30,000

4 bd · 4.0 ba · 3,018 sqft · Other public records · 230 Days on market

Built 1881 0.58 ac lot ↓ 45% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

Key facts

• 0.58 acre lot
• 4 parking spots
• Built 1881

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.6% vs local median 5.5% 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: 157 active listings in the ZIP; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 29y 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 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.33% ✓
• Cap rate: 48.56%
• Cash-on-cash: 150.95%
• DSCR: 7.72
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.44×
• Total profit: $62,462
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 17.80×
• Total profit: $141,148
• Equity at exit: $2,594

Cash invested: $8,400 (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: 157
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $1,057

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,077	-5% $1,067	+0% $1,057	+5% $1,046	+10% $1,036
Rent	-10% $930	-5% $993	+0% $1,057	+5% $1,120	+10% $1,183
Rate	-1.0pp $1,072	-0.5pp $1,064	base $1,057	+0.5pp $1,049	+1.0pp $1,041

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-04-14
   status Pending 1026-char remark

   Show marketing remark (1026 chars)

   This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

2. 2026-04-14
   status Pending

   Show marketing remark (1026 chars)

   This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

3. 2026-04-03
   historical Active Under Contract

   Show marketing remark (1026 chars)

   This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

4. 2026-04-03
   historical Keep Showing-Contgcy Appl 1026-char remark

   Show marketing remark (1026 chars)

   This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

5. 2025-08-27
   listed $30,000 Active

   Show marketing remark (1026 chars)

   This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

6. 2025-08-27
   listed $30,000 Active 1026-char remark

   Show marketing remark (1026 chars)

   This building is currently set as 4 residential units, it could be a a single-family home, a business on the main level & a residence upstairs. T3 zoning allows for numerous possibilities. If this property will be rehabilitated to a multi-unit, an engineer's report for foundation, floor, roof & fire separation criteria will be required & will be required for rehab plan. If it is a single family rehab the report is not required. This fixer is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be

7. 2024-03-11
   historical
8. 2024-03-11
   historical
9. 2023-09-21
   status Active
10. 2023-09-21
    status Active
11. 2023-09-13
    status Pending
12. 2023-09-13
    status Pending
13. 2023-04-13
    status Active
14. 2023-04-13
    status Active
15. 2023-02-22
    status Pending
16. 2023-02-22
    status Pending
17. 2023-02-06
    listed $29,900 Active
18. 2023-02-06
    listed $29,900 Active
19. 2014-10-17
    historical
20. 2014-10-16
    historical
21. 2005-03-07
    soldstatus $68,500
22. 2005-02-28
    soldstatus $68,500
23. 2004-12-20
    listed $74,900
24. 2003-12-15
    listed $89,900
25. 2003-04-24
    soldstatus $67,000
26. 2003-04-04
    soldstatus $67,000
27. 2001-08-22
    listed $68,000
28. 1999-05-25
    listed $69,900
29. 1997-12-19
    historical
30. 1997-12-19
    historical
31. 1997-10-22
    listed $54,900
32. 1997-10-22
    listed $54,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$873
• Taxable income: $12,975
• Est. tax owed @ 24.0%: −$3,114
• After-tax cash flow: $9,566/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

-45.4% since first listed

32 events — show timeline

• 2026-04-14 Pending — MiRealSource-MiMLS
• 2026-04-14 Pending — REALCOMP
• 2026-04-03 Contingent — REALCOMP
• 2026-04-03 Contingent — MiRealSource-MiMLS
• 2025-08-27 Listed $30,000 REALCOMP
• 2025-08-27 Listed $30,000 MiRealSource-MiMLS
• 2024-03-11 Listing Removed — MiRealSource-MiMLS
• 2024-03-11 Listing Removed — REALCOMP
• 2023-09-21 Relisted — REALCOMP
• 2023-09-21 Relisted — MiRealSource-MiMLS
• 2023-09-13 Pending — REALCOMP
• 2023-09-13 Pending — MiRealSource-MiMLS
• 2023-04-13 Relisted — REALCOMP
• 2023-04-13 Relisted — MiRealSource-MiMLS
• 2023-02-22 Pending — MiRealSource-MiMLS
• 2023-02-22 Pending — REALCOMP
• 2023-02-06 Listed $29,900 MiRealSource-MiMLS
• 2023-02-06 Listed $29,900 REALCOMP
• 2014-10-17 Listing Removed — SW Michigan MLS
• 2014-10-16 Listing Removed — SW Michigan MLS
• 2005-03-07 Sold (Public Records) $68,500 Public Records
• 2005-02-28 Sold (MLS) $68,500 SW Michigan MLS
• 2004-12-20 Listed $74,900 SW Michigan MLS
• 2003-12-15 Listed $89,900 SW Michigan MLS
• 2003-04-24 Sold (Public Records) $67,000 Public Records
• 2003-04-04 Sold (MLS) $67,000 SW Michigan MLS
• 2001-08-22 Listed $68,000 SW Michigan MLS
• 1999-05-25 Listed $69,900 SW Michigan MLS
• 1997-12-19 Listing Removed — REALCOMP
• 1997-12-19 Listing Removed — SW Michigan MLS
• 1997-10-22 Listed $54,900 REALCOMP
• 1997-10-22 Listed $54,900 SW Michigan MLS