160 Goguac St W · Battle Creek, MI 49015

$129,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 18 Days on market

Built 1920 5,489 sqft lot Est $124k · at est.

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +5.5/15.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 3-bedroom home blends character and practicality with a main-floor primary suite featuring a private 3/4 bath. Enjoy a generously sized kitchen ideal for everyday living. Rich wood flooring adds warmth and character throughout the living and dining rooms, creating an inviting space to relax and enjoy. Upstairs are two good sized bedrooms and another full bath. The home benefits from replacement windows and updated electrical, providing meaningful improvements and added appeal for buyers looking for a move-in-ready opportunity.

Key facts

• Updated electrical
• Rich wood flooring
• Private 3/4 bath

Tags

• MAIN-FLOOR PRIMARY SUITE
• PRIVATE 3/4 BATH
• GENEROUSLY SIZED KITCHEN
• RICH WOOD FLOORING
• REPLACEMENT WINDOWS
• UPDATED ELECTRICAL

Property features AI

Exterior

• Utilities: Public water; Paved road access
• Home design: Traditional style single-family residence; Built in 1920; Public water
• Construction: Wood siding; Shingle roof; Full basement
• Exterior features: Sidewalk

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; 6 total rooms; Full Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Rents rising fast (+11.1%/yr); 165 active listings in the ZIP; 3 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 $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 + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $123,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 W Goguac St W	0.21mi	3/1.0	1,220 (+7%)	2mo	$49,000	$40	75
85 Frisbie Ave	0.31mi	3/1.0	1,202 (+5%)	5mo	$75,000	$62	71
172 Riverside Dr	0.54mi	3/1.0	1,151 (+1%)	1mo	$156,000	$136	71
124 Spring St	0.32mi	3/1.0	1,200 (+5%)	7mo	$133,000	$111	70
178 Webber St	0.17mi	4/1.0 (+1)	1,236 (+8%)	8mo	$133,000	$108	65
41 Randolph St	0.48mi	3/2.0	1,194 (+4%)	8mo	$160,370	$134	62
223 W Territorial Rd W	0.56mi	3/1.0	1,226 (+7%)	0mo	$130,000	$106	59
61 Harris Ave	0.23mi	2/1.0 (-1)	1,000 (-13%)	3mo	$95,000	$95	58
228 Summer St	0.73mi	3/2.0	1,090 (-5%)	3mo	$118,750	$109	54
93 Goguac St E	0.55mi	3/2.0	1,288 (+13%)	2mo	$128,500	$100	50
545 W Territorial Rd	0.74mi	2/2.0 (-1)	1,224 (+7%)	1mo	$127,000	$104	46
235 Fairfield Ave	0.62mi	2/1.0 (-1)	990 (-14%)	7mo	$200,000	$202	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,742
• Equity at exit: $19,234

10-year hold

• IRR: 15.0%
• Equity multiple: 2.48×
• Total profit: $53,633
• 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 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $245

Break-even live

Break-even rent $1,025

Max offer price $129,000

Occupancy floor 77%

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: —

Rent comps 3 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	43d	1	1.27mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	43d	3	1.31mi
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	43d	8	1.37mi

Listing history 11 events

1. 2026-06-09
   status $129,000 Pending 18 DOM
2. 2026-06-08
   days on market $129,000 Active 18 DOM
3. 2026-06-07
   days on market $129,000 Active 17 DOM
4. 2026-06-05
   days on market $129,000 Active 14 DOM
5. 2026-06-02
   days on market $129,000 Active 12 DOM
6. 2026-06-01
   days on market $129,000 Active 11 DOM
7. 2026-05-31
   days on market $129,000 Active 10 DOM
8. 2026-05-30
   days on market $129,000 Active 9 DOM
9. 2026-05-21
   listed $129,000 Active

   Show marketing remark (546 chars)

   This inviting 3-bedroom home blends character and practicality with a main-floor primary suite featuring a private 3/4 bath. Enjoy a generously sized kitchen ideal for everyday living. Rich wood flooring adds warmth and character throughout the living and dining rooms, creating an inviting space to relax and enjoy. Upstairs are two good sized bedrooms and another full bath. The home benefits from replacement windows and updated electrical, providing meaningful improvements and added appeal for buyers looking for a move-in-ready opportunity.

10. 2026-05-21
    listed $129,000 Active 546-char remark

    Show marketing remark (546 chars)

    This inviting 3-bedroom home blends character and practicality with a main-floor primary suite featuring a private 3/4 bath. Enjoy a generously sized kitchen ideal for everyday living. Rich wood flooring adds warmth and character throughout the living and dining rooms, creating an inviting space to relax and enjoy. Upstairs are two good sized bedrooms and another full bath. The home benefits from replacement windows and updated electrical, providing meaningful improvements and added appeal for buyers looking for a move-in-ready opportunity.

11. 2026-05-21
    listed $129,000 Active 546-char remark

    Show marketing remark (546 chars)

    This inviting 3-bedroom home blends character and practicality with a main-floor primary suite featuring a private 3/4 bath. Enjoy a generously sized kitchen ideal for everyday living. Rich wood flooring adds warmth and character throughout the living and dining rooms, creating an inviting space to relax and enjoy. Upstairs are two good sized bedrooms and another full bath. The home benefits from replacement windows and updated electrical, providing meaningful improvements and added appeal for buyers looking for a move-in-ready opportunity.

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$515/yr (+$43/mo · 53.7%)

ⓘ 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: $16,029
• − Mortgage interest: −$7,226
• − Property taxes: −$957
• − Insurance: −$645
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,753
• Taxable income: $883
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,730/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): 27,765
• Household income: $68,821
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 755.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 7% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Philippines, Canada
• Languages at home: 86% English-only · Other Asian/Pacific 7% Spanish 4% Other Indo-European 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: ▼ -116.20%
• Current HPI: 206.7754
• Rent YoY: ▲ 11.13%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-21 Listed $129,000 MiRealSource-MiMLS
• 2026-05-21 Listed $129,000 REALCOMP
• 2026-05-21 Listed $129,000 SW Michigan MLS

Property tax history

-2.2%/yr

Latest (2025): $957 · -31.2% YoY. Source: county tax records.