63 Maple Grove Ave · Battle Creek, MI 49017

$70,000

3 bd · 2.0 ba · 1,180 sqft · SingleFamily public records · 97 Days on market

Built 1928 5,968 sqft lot Est $133k · 48% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

Key facts

• Solid size kitchen
• Sizable backyard
• Detail work intact

Tags

• TUDOR-STYLE FIXER-UPPER
• ORIGINAL HARDWOOD FLOORS
• SIZABLE BACKYARD
• SOLID SIZE KITCHEN
• FIREPLACE
• DETAIL WORK INTACT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $70k implies a 339% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $133,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Wren St	0.10mi	3/1.5	1,090 (-8%)	4mo	$134,000	$123	77
80 Magnolia Ave	0.23mi	2/1.5 (-1)	1,216 (+3%)	1mo	$133,000	$109	76
83 Magnolia Ave	0.22mi	3/1.0	1,260 (+7%)	2mo	$142,500	$113	72
85 East Ave S	0.37mi	2/1.5 (-1)	1,189 (+1%)	7mo	$84,000	$71	69
39 N Broad St	0.49mi	3/2.5	1,206 (+2%)	4mo	$173,000	$143	68
17 Wren St	0.11mi	3/1.0	1,035 (-12%)	6mo	$98,000	$95	66
30 East Ave N	0.26mi	3/1.0	1,054 (-11%)	3mo	$89,900	$85	64
136 N Broad St	0.46mi	2/1.0 (-1)	1,215 (+3%)	1mo	$185,000	$152	64
192 Hunter St	0.61mi	3/2.0	1,250 (+6%)	2mo	$185,000	$148	60
246 Laurel Dr	0.58mi	3/1.0	1,089 (-8%)	3mo	$179,000	$164	54
168 Yale St	0.66mi	3/1.0	1,312 (+11%)	1mo	$118,000	$90	45
55 Mckinley Ave S	0.66mi	4/1.0 (+1)	1,344 (+14%)	1mo	$40,000	$30	36

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: 18.4%
• Equity multiple: 1.74×
• Total profit: $14,588
• Equity at exit: $10,437

10-year hold

• IRR: 26.8%
• Equity multiple: 3.36×
• Total profit: $46,214
• Equity at exit: $6,052

Cash invested: $19,600 (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: 148
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$367
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $406

Break-even live

Break-even rent $665

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $446	-5% $426	+0% $406	+5% $387	+10% $367
Rent	-10% $313	-5% $360	+0% $406	+5% $453	+10% $500
Rate	-1.0pp $442	-0.5pp $424	base $406	+0.5pp $388	+1.0pp $370

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	44d	6	0.17mi
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	44d	1	0.64mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	44d	1	1.07mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.21mi
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$1,109	$1.46	44d	16	1.29mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	44d	3	1.47mi

Listing history 21 events

1. 2026-02-18
   status Pending 434-char remark

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

2. 2026-02-18
   status Pending 434-char remark

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

3. 2026-02-18
   status Pending

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

4. 2026-02-14
   price $70,000 434-char remark

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

5. 2026-02-13
   price $70,000 434-char remark

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

6. 2026-02-13
   price $70,000

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

7. 2025-11-13
   listed $75,000 Active 434-char remark

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

8. 2025-11-13
   listed $75,000 Active 434-char remark

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

9. 2025-11-13
   listed $75,000 Active

   Show marketing remark (434 chars)

   AFFORDABLE INVESTMENT PROPERTY! This Battle Creek home is a Tudor-style fixer-upper just waiting for the right buyer! 3 bedrooms and 2 full bathrooms, including a main floor bedroom and bathroom! While the home is going to need work, it has original hardwood floors and a sizable backyard, is close to downtown, has a solid size kitchen with a dining room, plus a fireplace and much of the detail work intact for a home of this style!

10. 2014-10-30
    historical
11. 2014-09-25
    historical
12. 2010-11-11
    soldstatus $15,950
13. 2010-11-11
    soldstatus $15,950
14. 2010-11-10
    listed $15,950
15. 2010-11-10
    listed $15,950
16. 2010-07-30
    historical
17. 2010-02-01
    listed $40,000
18. 2010-02-01
    listed $40,000
19. 2010-01-29
    historical
20. 2009-07-29
    listed $44,900
21. 2009-07-29
    listed $44,900

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 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: $14,154
• − Mortgage interest: −$3,921
• − Property taxes: −$1,549
• − Insurance: −$350
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,036
• Taxable income: $4,033
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $3,910/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

+55.9% since first listed

21 events — show timeline

• 2026-02-18 Pending — REALCOMP
• 2026-02-18 Pending — MiRealSource-MiMLS
• 2026-02-18 Pending — SW Michigan MLS
• 2026-02-14 Price Changed $70,000 MiRealSource-MiMLS
• 2026-02-13 Price Changed $70,000 REALCOMP
• 2026-02-13 Price Changed $70,000 SW Michigan MLS
• 2025-11-13 Listed $75,000 SW Michigan MLS
• 2025-11-13 Listed $75,000 MiRealSource-MiMLS
• 2025-11-13 Listed $75,000 REALCOMP
• 2014-10-30 Listing Removed — SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2010-11-11 Sold (MLS) $15,950 REALCOMP
• 2010-11-11 Sold (MLS) $15,950 SW Michigan MLS
• 2010-11-10 Listed $15,950 REALCOMP
• 2010-11-10 Listed $15,950 SW Michigan MLS
• 2010-07-30 Listing Removed — REALCOMP
• 2010-02-01 Listed $40,000 REALCOMP
• 2010-02-01 Listed $40,000 SW Michigan MLS
• 2010-01-29 Listing Removed — REALCOMP
• 2009-07-29 Listed $44,900 REALCOMP
• 2009-07-29 Listed $44,900 SW Michigan MLS

Property tax history

+9.3%/yr

Latest (2025): $1,549 · -41.0% YoY. Source: county tax records.