683 Capital Ave NE · Battle Creek, MI 49017

$160,000

4 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 107 Days on market

Built 1918 10,019 sqft lot $99/sqft · 46% above area Est $143k · 12% over

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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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1918

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $157k (1.9% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 155 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).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1918 — 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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $143,086
• List price: $160,000
• Delta: 11.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Magnolia Ave	0.22mi	4/2.0	1,740 (+7%)	1mo	$185,000	$106	77
16 S Broad St	0.46mi	4/2.0	1,556 (-4%)	1mo	$163,000	$105	71
80 Piper Ave	0.28mi	4/1.0	1,522 (-6%)	3mo	$134,000	$88	70
20 Piper Ave	0.27mi	3/1.0 (-1)	1,665 (+3%)	6mo	$162,000	$97	69
20 Fairview Ave	0.30mi	4/1.0	1,496 (-8%)	1mo	$162,000	$108	68
90 N Broad St	0.33mi	3/1.0 (-1)	1,680 (+4%)	3mo	$155,000	$92	67
26 E Ave N	0.17mi	3/2.0 (-1)	1,452 (-10%)	5mo	$43,000	$30	65
26 E Ave	0.17mi	3/2.0 (-1)	1,452 (-10%)	5mo	$43,000	$30	65
28 Convis St	0.08mi	3/2.0 (-1)	1,842 (+14%)	6mo	$36,400	$20	64
157 Orchard Ave	0.66mi	4/1.5	1,585 (-2%)	1mo	$200,000	$126	63
63 N Wabash Ave N	0.44mi	3/1.0 (-1)	1,536 (-5%)	2mo	$75,000	$49	60
144 Orchard Ave	0.63mi	3/2.0 (-1)	1,385 (-14%)	1mo	$200,000	$144	41

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,648
• Equity at exit: $23,857

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,892
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $193

Break-even live

Break-even rent $1,325

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $284	-5% $238	+0% $193	+5% $148	+10% $102
Rent	-10% $69	-5% $131	+0% $193	+5% $255	+10% $317
Rate	-1.0pp $274	-0.5pp $234	base $193	+0.5pp $152	+1.0pp $109

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	45d	3	1.36mi

Listing history 40 events

1. 2026-06-21
   days on market $160,000 Active 107 DOM
2. 2026-06-19
   days on market $160,000 Active 105 DOM
3. 2026-06-18
   days on market $160,000 Active 104 DOM
4. 2026-06-17
   days on market $160,000 Active 103 DOM
5. 2026-06-16
   days on market $160,000 Active 102 DOM
6. 2026-06-15
   days on market $160,000 Active 101 DOM
7. 2026-06-14
   days on market $160,000 Active 99 DOM
8. 2026-06-13
   days on market $160,000 Active 98 DOM
9. 2026-06-10
   days on market $160,000 Active 96 DOM
10. 2026-06-09
    days on market $160,000 Active 95 DOM
11. 2026-06-08
    days on market $160,000 Active 94 DOM
12. 2026-06-07
    days on market $160,000 Active 93 DOM
13. 2026-06-05
    days on market $160,000 Active 90 DOM
14. 2026-06-02
    days on market $160,000 Active 88 DOM
15. 2026-06-01
    days on market $160,000 Active 87 DOM
16. 2026-05-31
    days on market $160,000 Active 86 DOM
17. 2026-05-30
    days on market $160,000 Active 85 DOM
18. 2026-03-31
    price $165,000 225-char remark

    Show marketing remark (225 chars)

    Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

19. 2026-03-31
    price $165,000 225-char remark

    Show marketing remark (225 chars)

    Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

20. 2026-03-31
    price $165,000

    Show marketing remark (225 chars)

    Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

21. 2026-03-06
    listed $170,000 Active 225-char remark

    Show marketing remark (225 chars)

    Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

22. 2026-03-06
    listed $170,000 Active 225-char remark

    Show marketing remark (225 chars)

    Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

23. 2026-03-06
    listed $170,000 Active

    Show marketing remark (225 chars)

    Four bedroom, 2 full bath home with 2100+ sq ft. of living space. Full basement with entertainment room, 2 car detached garage. Updated, open floor plan with large kitchen, dining room and living room. Newer roof and furnace.

24. 2025-05-01
    soldstatus $155,000
25. 2025-04-29
    soldstatus $155,000 Sold
26. 2025-04-29
    soldstatus $155,000 Closed
27. 2025-04-29
    soldstatus $155,000 Closed
28. 2025-03-20
    status Pending
29. 2025-03-20
    listed $155,000 Active
30. 2025-03-20
    listed $155,000
31. 2025-03-20
    historical
32. 2025-03-20
    listed $155,000
33. 2025-03-20
    historical
34. 2004-08-20
    soldstatus $102,400
35. 2003-11-03
    listed $105,900
36. 2003-11-03
    listed $105,900
37. 1996-11-20
    soldstatus $71,200
38. 1996-11-20
    soldstatus $71,200
39. 1996-09-08
    listed $69,900
40. 1996-09-08
    listed $69,900

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: +$384/yr (+$32/mo · 22.6%)

ⓘ 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: $18,837
• − Mortgage interest: −$8,962
• − Property taxes: −$1,697
• − Insurance: −$800
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,655
• Taxable loss: −$291
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $2,386/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

+136.1% since first listed

23 events — show timeline

• 2026-03-31 Price Changed $165,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $165,000 REALCOMP
• 2026-03-31 Price Changed $165,000 SW Michigan MLS
• 2026-03-06 Listed $170,000 SW Michigan MLS
• 2026-03-06 Listed $170,000 REALCOMP
• 2026-03-06 Listed $170,000 MiRealSource-MiMLS
• 2025-05-01 Sold (Public Records) $155,000 Public Records
• 2025-04-29 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2025-04-29 Sold (MLS) $155,000 REALCOMP
• 2025-04-29 Sold (MLS) $155,000 SW Michigan MLS
• 2025-03-20 Pending — SW Michigan MLS
• 2025-03-20 Listing Removed — MiRealSource-MiMLS
• 2025-03-20 Listed $155,000 MiRealSource-MiMLS
• 2025-03-20 Listing Removed — REALCOMP
• 2025-03-20 Listed $155,000 REALCOMP
• 2025-03-20 Listed $155,000 SW Michigan MLS
• 2004-08-20 Sold (Public Records) $102,400 Public Records
• 2003-11-03 Listed $105,900 REALCOMP
• 2003-11-03 Listed $105,900 SW Michigan MLS
• 1996-11-20 Sold (MLS) $71,200 REALCOMP
• 1996-11-20 Sold (MLS) $71,200 SW Michigan MLS
• 1996-09-08 Listed $69,900 REALCOMP
• 1996-09-08 Listed $69,900 SW Michigan MLS

Property tax history

-8.1%/yr

Latest (2025): $1,697 · -44.6% YoY. Source: county tax records.