44 Harris St · Battle Creek, MI 49037

$87,900

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 20 Days on market

Built 1910 5,837 sqft lot Est $106k · 17% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.1/10.0
• 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

All refreshed and waiting for you to move in. This 3 bedroom has 1 full bathroom and an eat in kitchen with a large living room. Full basement, front covered porch wiith a driveway to park in.

Key facts

• Front covered porch
• Eat in kitchen
• Full basement

Tags

• EAT IN KITCHEN
• FULL BASEMENT
• FRONT COVERED PORCH
• DRIVEWAY TO PARK

Property features AI

Exterior

• Utilities: Public water; Natural gas connected; Cable connected; High-speed internet
• Home design: Single-family residence; Residential property; Built in 1910
• Construction: Wood siding; Shingle roof; Built in 1910
• Exterior features: Sidewalk

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Replacement windows; Full basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 (+11.8%/yr); 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($87k) 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.
• Current owner paid $61k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,581 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.21% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $105,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Harris Ave	0.04mi	2/1.0	1,000 (+3%)	3mo	$95,000	$95	90
57 Seivour Ave	0.08mi	2/1.0	926 (-4%)	2mo	$22,000	$24	87
99 Winter St	0.52mi	2/1.0	964 (-0%)	2mo	$130,000	$135	74
64 E Grand Circle Ave	0.23mi	3/1.0 (+1)	920 (-5%)	8mo	$110,000	$120	70
29 Highland Ave	0.50mi	2/1.0	926 (-4%)	6mo	$130,000	$140	64
243 Winter St	0.68mi	3/1.0 (+1)	960 (-1%)	0mo	$97,000	$101	62
171 Goguac St W	0.23mi	2/1.0	834 (-14%)	8mo	$69,500	$83	60
296 Meachem Ave	0.44mi	2/1.5	889 (-8%)	7mo	$98,500	$111	58
137 Winter St	0.55mi	2/1.0	876 (-10%)	3mo	$95,000	$108	56
324 Burr St	0.51mi	3/1.0 (+1)	888 (-8%)	7mo	$62,900	$71	52
236 W Burnham St	0.40mi	2/1.0	829 (-14%)	7mo	$110,000	$133	51
228 Summer St	0.74mi	3/2.0 (+1)	1,090 (+13%)	3mo	$118,750	$109	33

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: 8.4%
• Equity multiple: 1.35×
• Total profit: $8,581
• Equity at exit: $13,106

10-year hold

• IRR: 21.4%
• Equity multiple: 3.24×
• Total profit: $55,199
• Equity at exit: $7,600

Cash invested: $24,612 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 237
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$73 /mo · $875/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $270

Break-even live

Break-even rent $722

Max offer price $87,900

Occupancy floor 70%

Sensitivity live

Price	-10% $320	-5% $295	+0% $270	+5% $245	+10% $220
Rent	-10% $186	-5% $228	+0% $270	+5% $312	+10% $354
Rate	-1.0pp $314	-0.5pp $293	base $270	+0.5pp $247	+1.0pp $224

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Riverside Dr Battle Creek, MI	1.0	1.0	650	$935	$1.44	44d	1	0.74mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,350	$1.24	44d	3	1.31mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.37mi

Listing history 20 events

1. 2026-06-17
   status $87,900 Pending 20 DOM
2. 2026-06-17
   days on market $87,900 Active 20 DOM
3. 2026-06-16
   days on market $87,900 Active 19 DOM
4. 2026-06-15
   days on market $87,900 Active 18 DOM
5. 2026-06-14
   days on market $87,900 Active 16 DOM
6. 2026-06-13
   days on market $87,900 Active 15 DOM
7. 2026-06-10
   days on market $87,900 Active 13 DOM
8. 2026-06-09
   days on market $87,900 Active 12 DOM
9. 2026-06-08
   days on market $87,900 Active 11 DOM
10. 2026-06-07
    days on market $87,900 Active 10 DOM
11. 2026-06-05
    days on market $87,900 Active 7 DOM
12. 2026-06-02
    days on market $87,900 Active 5 DOM
13. 2026-06-01
    days on market $87,900 Active 4 DOM
14. 2026-05-31
    days on market $87,900 Active 3 DOM
15. 2026-05-30
    days on market $87,900 Active 2 DOM
16. 2026-05-28
    listed $87,900 Active

    Show marketing remark (192 chars)

    All refreshed and waiting for you to move in. This 3 bedroom has 1 full bathroom and an eat in kitchen with a large living room. Full basement, front covered porch wiith a driveway to park in.

17. 2026-05-28
    listed $87,900 Active 192-char remark

    Show marketing remark (192 chars)

    All refreshed and waiting for you to move in. This 3 bedroom has 1 full bathroom and an eat in kitchen with a large living room. Full basement, front covered porch wiith a driveway to park in.

18. 2026-05-28
    listed $87,900 Active 192-char remark

    Show marketing remark (192 chars)

    All refreshed and waiting for you to move in. This 3 bedroom has 1 full bathroom and an eat in kitchen with a large living room. Full basement, front covered porch wiith a driveway to park in.

19. 2018-10-11
    soldstatus $61,247
20. 2018-09-26
    soldstatus $86,631

ⓘ 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: $875 · $73/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$239/yr (+$20/mo · 27.3%)

ⓘ 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 2/10 Low 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: $12,770
• − Mortgage interest: −$4,924
• − Property taxes: −$875
• − Insurance: −$440
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,557
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,779/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): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

+1.5% since first listed

5 events — show timeline

• 2026-05-28 Listed $87,900 MiRealSource-MiMLS
• 2026-05-28 Listed $87,900 REALCOMP
• 2026-05-28 Listed $87,900 SW Michigan MLS
• 2018-10-11 Sold (Public Records) $61,247 Public Records
• 2018-09-26 Sold (Public Records) $86,631 Public Records

Property tax history

-4.1%/yr

Latest (2025): $875 · -31.2% YoY. Source: county tax records.