616 W Michigan Ave · Battle Creek, MI 49037

$80,000

6 bd · 1.5 ba · 1,551 sqft · SingleFamily public records · 36 Days on market

Built 1900 8,451 sqft lot $52/sqft · 11% below area Est $97k · 18% 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
• 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

Spacious 6-bedroom, 2-bath home full of potential in Battle Creek! This two-story property offers over 1,500 finished square feet with generously sized rooms and a functional layout ideal for investors or buyers looking for a renovation opportunity. Features include a large corner lot, covered front porch, public utilities, and plenty of space to customize and add value. Conveniently located near downtown Battle Creek, schools, parks, and local amenities. Great investment opportunity with endless possibilities!

Key facts

• Covered front porch
• Near schools
• Large corner lot

Tags

• LARGE CORNER LOT
• COVERED FRONT PORCH
• PUBLIC UTILITIES
• NEAR SCHOOLS
• NEAR PARKS
• NEAR LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas connected and available; Electricity available
• Home design: Traditional single-family residence; Approximately 1,685 total building area; Built in 1900
• Construction: Aluminum siding, brick, stone, and wood siding exterior; Composition roof
• Exterior features: Sidewalk; Paved road access

Interior

• Bedrooms: Primary bedroom (approx. 14.4 x 13.1); Bedroom 2 (approx. 13.5 x 14.4); Bedroom 3 (approx. 12.6 x 14.4); Bedroom 4 (approx. 11.8 x 9.6); Bedroom 5 (approx. 11.8 x 9.7)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Covered entrance; Replacement windows; Michigan-style basement; 10 total rooms
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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); 236 active listings in the ZIP; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• At $1,634/mo this rent would consume 46% of the median local household income ($43k/yr) (locally 717% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 + 8.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $14k; list at $80k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.04% ✓
• Cap rate: 18.04%
• Cash-on-cash: 41.96%
• DSCR: 2.87
• GRM: 4.1

CMA / ARV

• ARV (median comp): $97,190
• List price: $80,000
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 44.0%
• Equity multiple: 3.03×
• Total profit: $45,554
• Equity at exit: $11,928

10-year hold

• IRR: 52.2%
• Equity multiple: 7.39×
• Total profit: $143,185
• Equity at exit: $6,917

Cash invested: $22,400 (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: 236
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $783

Break-even live

Break-even rent $642

Max offer price $80,000

Occupancy floor 47%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $80,000 Active 36 DOM
2. 2026-06-18
   days on market $80,000 Active 35 DOM
3. 2026-06-17
   days on market $80,000 Active 34 DOM
4. 2026-06-16
   days on market $80,000 Active 33 DOM
5. 2026-06-15
   days on market $80,000 Active 32 DOM
6. 2026-06-14
   days on market $80,000 Active 30 DOM
7. 2026-06-13
   days on market $80,000 Active 29 DOM
8. 2026-06-10
   days on market $80,000 Active 27 DOM
9. 2026-06-09
   days on market $80,000 Active 26 DOM
10. 2026-06-08
    days on market $80,000 Active 25 DOM
11. 2026-06-07
    days on market $80,000 Active 24 DOM
12. 2026-06-05
    days on market $80,000 Active 21 DOM
13. 2026-06-02
    days on market $80,000 Active 19 DOM
14. 2026-06-01
    days on market $80,000 Active 18 DOM
15. 2026-05-31
    days on market $80,000 Active 17 DOM
16. 2026-05-30
    days on market $80,000 Active 16 DOM
17. 2026-05-14
    listed $80,000 Active 516-char remark

    Show marketing remark (516 chars)

    Spacious 6-bedroom, 2-bath home full of potential in Battle Creek! This two-story property offers over 1,500 finished square feet with generously sized rooms and a functional layout ideal for investors or buyers looking for a renovation opportunity. Features include a large corner lot, covered front porch, public utilities, and plenty of space to customize and add value. Conveniently located near downtown Battle Creek, schools, parks, and local amenities. Great investment opportunity with endless possibilities!

18. 2026-05-14
    listed $80,000 Active 516-char remark

    Show marketing remark (516 chars)

    Spacious 6-bedroom, 2-bath home full of potential in Battle Creek! This two-story property offers over 1,500 finished square feet with generously sized rooms and a functional layout ideal for investors or buyers looking for a renovation opportunity. Features include a large corner lot, covered front porch, public utilities, and plenty of space to customize and add value. Conveniently located near downtown Battle Creek, schools, parks, and local amenities. Great investment opportunity with endless possibilities!

19. 2026-05-14
    listed $80,000 Active

    Show marketing remark (516 chars)

    Spacious 6-bedroom, 2-bath home full of potential in Battle Creek! This two-story property offers over 1,500 finished square feet with generously sized rooms and a functional layout ideal for investors or buyers looking for a renovation opportunity. Features include a large corner lot, covered front porch, public utilities, and plenty of space to customize and add value. Conveniently located near downtown Battle Creek, schools, parks, and local amenities. Great investment opportunity with endless possibilities!

20. 2015-04-30
    soldstatus $14,000
21. 2015-04-30
    soldstatus $14,000
22. 2015-04-07
    listed $16,000
23. 2015-04-07
    listed $16,000
24. 2014-11-19
    soldstatus $5,000
25. 2014-11-19
    soldstatus $5,000
26. 2014-09-25
    historical
27. 2013-07-17
    listed $7,900
28. 2013-07-17
    listed $7,900
29. 2007-06-06
    historical
30. 2006-03-08
    listed $45,000
31. 2006-03-08
    listed $45,000

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $942 · $79/mo
• Expected delta: +$290/yr (+$24/mo · 44.4%)

ⓘ 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 ≥98°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: $19,603
• − Mortgage interest: −$4,481
• − Property taxes: −$652
• − Insurance: −$400
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$2,327
• Taxable income: $8,605
• Est. tax owed @ 24.0%: −$2,065
• After-tax cash flow: $7,334/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

+77.8% since first listed

17 events — show timeline

• 2026-05-29 Relisted — REALCOMP
• 2026-05-28 Listing Removed — REALCOMP
• 2026-05-14 Listed $80,000 MiRealSource-MiMLS
• 2026-05-14 Listed $80,000 SW Michigan MLS
• 2026-05-14 Listed $80,000 REALCOMP
• 2015-04-30 Sold (MLS) $14,000 SW Michigan MLS
• 2015-04-30 Sold (MLS) $14,000 REALCOMP
• 2015-04-07 Listed $16,000 SW Michigan MLS
• 2015-04-07 Listed $16,000 REALCOMP
• 2014-11-19 Sold (MLS) $5,000 REALCOMP
• 2014-11-19 Sold (MLS) $5,000 SW Michigan MLS
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2013-07-17 Listed $7,900 REALCOMP
• 2013-07-17 Listed $7,900 SW Michigan MLS
• 2007-06-06 Listing Removed — REALCOMP
• 2006-03-08 Listed $45,000 REALCOMP
• 2006-03-08 Listed $45,000 SW Michigan MLS

Property tax history

-0.9%/yr

Latest (2025): $652 · -54.7% YoY. Source: county tax records.