8700 Bellevue Rd · Battle Creek, MI 49014

$129,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 81 Days on market

Built 1950 4.00 ac lot Est $224k · 42% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

Key facts

• Wooded backyard
• Attached garage
• 4 acres

Tags

• 4 ACRES
• COUNTRY SETTING
• WOODED BACKYARD
• ATTACHED GARAGE
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Four garage spaces
• Utilities: Electricity available
• Home design: Ranch-style single-family residence; One story
• Construction: Built in 1950; Concrete construction; Composition roof
• Exterior features: Wooded lot; Paved road access; Well water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Slab basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• Pennfield Schools (rural): math 18% / reading 33% proficiency, ranked #407 of 540 in MI (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 135 active listings in the ZIP; 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 $892 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($121k) 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 $110k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.16% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $223,740
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8671 Gorsline Rd	0.20mi	3/2.0	1,550 (+14%)	6mo	$255,000	$165	58
422 Mcallister Rd	0.65mi	3/1.5	1,384 (+2%)	19mo	$270,000	$195	48
180 Clarence Blvd	0.69mi	3/1.0	1,403 (+4%)	22mo	$212,500	$151	44

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,066
• Equity at exit: $19,234

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $31,324
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $361

Break-even live

Break-even rent $1,044

Max offer price $129,000

Occupancy floor 71%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-12
   status Pending 584-char remark

   Show marketing remark (584 chars)

   Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

2. 2026-05-12
   status Pending 584-char remark

   Show marketing remark (584 chars)

   Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

3. 2026-05-12
   status Pending

   Show marketing remark (584 chars)

   Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

4. 2026-02-20
   listed $129,000 Active 584-char remark

   Show marketing remark (584 chars)

   Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

5. 2026-02-20
   listed $129,000 Active 584-char remark

   Show marketing remark (584 chars)

   Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

6. 2026-02-20
   listed $129,000 Active

   Show marketing remark (584 chars)

   Investor Special or Handy-Buyer Opportunity in Pennfield!Set on 4 acres in a desirable country setting, this property is the perfect blank canvas for your next project. A remodel has already been started, and the demolition work is complete, saving time and labor. Now it's ready for you to finish and add value. The home offers 3 bedrooms, main-floor laundry, a functional kitchen with an eating area, and a spacious living room. Additional highlights include a wooded backyard, a 1-car attached garage, and a 3+ car detached garage, ideal for storage, workshop space, or future use.

7. 2023-09-11
   soldstatus $109,900
8. 2023-09-08
   soldstatus $109,900 Sold
9. 2023-09-08
   soldstatus $109,900 Sold
10. 2023-09-08
    soldstatus $109,900 Closed
11. 2023-08-08
    status Pending
12. 2023-08-08
    status Pending
13. 2023-08-08
    status Pending
14. 2023-07-12
    status Active
15. 2023-07-12
    status Active
16. 2023-07-12
    status Active
17. 2023-06-07
    status Pending
18. 2023-06-07
    status Pending
19. 2023-06-07
    status Pending
20. 2023-05-30
    listed $125,000 Active
21. 2023-05-30
    listed $125,000 Active
22. 2023-05-30
    listed $125,000 Active

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,559 · $130/mo
• Expected delta: +$428/yr (+$36/mo · 37.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,006
• − Mortgage interest: −$7,226
• − Property taxes: −$1,131
• − Insurance: −$645
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,753
• Taxable income: $2,371
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,762/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: Pennfield Schools
• NCES district ID: 2627810
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 33% ▼ -9.00%
• Median HH income: $48,548
• Composite: 22.27/100
• National rank: #8142
• State rank: #407 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): 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

+3.2% since first listed

22 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — SW Michigan MLS
• 2026-02-20 Listed $129,000 REALCOMP
• 2026-02-20 Listed $129,000 SW Michigan MLS
• 2026-02-20 Listed $129,000 MiRealSource-MiMLS
• 2023-09-11 Sold (Public Records) $109,900 Public Records
• 2023-09-08 Sold (MLS) $109,900 MiRealSource-MiMLS
• 2023-09-08 Sold (MLS) $109,900 SW Michigan MLS
• 2023-09-08 Sold (MLS) $109,900 REALCOMP
• 2023-08-08 Pending — REALCOMP
• 2023-08-08 Pending — MiRealSource-MiMLS
• 2023-08-08 Pending — SW Michigan MLS
• 2023-07-12 Relisted — REALCOMP
• 2023-07-12 Relisted — MiRealSource-MiMLS
• 2023-07-12 Relisted — SW Michigan MLS
• 2023-06-07 Pending — REALCOMP
• 2023-06-07 Pending — MiRealSource-MiMLS
• 2023-06-07 Pending — SW Michigan MLS
• 2023-05-30 Listed $125,000 MiRealSource-MiMLS
• 2023-05-30 Listed $125,000 SW Michigan MLS
• 2023-05-30 Listed $125,000 REALCOMP

Property tax history

-10.3%/yr

Latest (2025): $1,131 · -53.1% YoY. Source: county tax records.