62 Woodward Ave · Battle Creek, MI 49017

$169,000

4 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 3 Days on market

Built 1996 6,534 sqft lot Est $143k · 18% over

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Why this score? — see what drove the F 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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

Key facts

• Split bedroom design
• Updated baths
• Newer kitchen

Tags

• SPLIT BEDROOM DESIGN
• NEWER KITCHEN
• STAINLESS GAS STOVE
• UPDATED BATHS
• WALK IN SHOWER
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $44 ($527/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 $142k (16.2% below list).
• Recommended offer: $142k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Battle Creek — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 148 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 32y 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 $72k; list at $169k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $141,578 (16.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $143,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Mckinley Ave S	0.57mi	4/1.0	1,344 (-1%)	1mo	$40,000	$30	67
144 Orchard Ave	0.55mi	3/2.0 (-1)	1,385 (+2%)	1mo	$200,000	$144	66
80 Piper Ave	0.19mi	4/1.0	1,522 (+12%)	3mo	$134,000	$88	65
20 Fairview Ave	0.30mi	4/1.0	1,496 (+10%)	1mo	$162,000	$108	64
83 Magnolia Ave	0.29mi	3/1.0 (-1)	1,260 (-8%)	2mo	$142,500	$113	63
90 N Broad St	0.26mi	3/1.0 (-1)	1,480 (+9%)	3mo	$155,000	$105	62
192 Hunter St	0.39mi	3/2.0 (-1)	1,250 (-8%)	2mo	$185,000	$148	62
168 Yale St	0.54mi	3/1.0 (-1)	1,312 (-4%)	1mo	$118,000	$90	58
16 S Broad St	0.43mi	4/2.0	1,556 (+14%)	1mo	$163,000	$105	56
63 N Wabash Ave N	0.38mi	3/1.0 (-1)	1,536 (+13%)	2mo	$75,000	$49	50
261 E Emmett St E	0.53mi	3/1.0 (-1)	1,176 (-14%)	3mo	$65,000	$55	41
167 Sharon Ave	0.69mi	3/2.5 (-1)	1,186 (-13%)	2mo	$130,000	$110	38

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-24,625
• Equity at exit: $25,198

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-17,990
• Equity at exit: $14,612

Cash invested: $47,320 (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: 148
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $44

Break-even live

Break-even rent $1,360

Max offer price $169,000

Occupancy floor 92%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	3	1.26mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	21d	3	1.35mi

Listing history 15 events

1. 2026-04-02
   status Pending 995-char remark

   Show marketing remark (988 chars)

   Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

2. 2026-04-02
   status Pending 988-char remark

   Show marketing remark (988 chars)

   Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

3. 2026-04-02
   status Pending

   Show marketing remark (988 chars)

   Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

4. 2026-03-30
   listed $169,000 Active 995-char remark

   Show marketing remark (995 chars)

   Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

5. 2026-03-28
   listed $169,000 Active 988-char remark

   Show marketing remark (988 chars)

   Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

6. 2026-03-28
   listed $169,000 Active

   Show marketing remark (988 chars)

   Don't miss out on this affordable ''CHARMER'' . The home has so much to offer with 1362 sq ft split bedroom design with the primary bedroom located in the front of the house next to a full bath and another bedroom. The other 2 bedrooms are close to a full bath itowards the back of the house. Updates include newer flooring and freshly painted throughout the interior and exterior. Newer kitchen with stainless gas stove (griddle) refrigerator and micro wave. 2 Baths are updated with a full bath and shower and a walk in shower. All new lighting & door hardware throughout. This is a great floor plan with a living room, dining room and family room. Oversized windows give the home an abundance of natural light. Spacious basement with a large rec room, bedroom and 1/2 bath . The existing shower has the plumbing capped off. Laundry and several rooms for storage. Back yard has privacy fence and a large 2 car unattached garage. Garage roof has a newer Architectural shingle roof.

7. 2005-06-23
   soldstatus $72,000
8. 1996-09-18
   soldstatus $57,500
9. 1996-09-18
   soldstatus $57,500
10. 1996-04-30
    listed $58,500
11. 1996-04-30
    listed $58,500
12. 1994-11-30
    historical
13. 1994-11-30
    historical
14. 1994-06-01
    listed $40,900
15. 1994-06-01
    listed $40,900

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$594/yr (+$49/mo · 42.0%)

ⓘ 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: $16,989
• − Mortgage interest: −$9,467
• − Property taxes: −$1,415
• − Insurance: −$845
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,916
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $1,096/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

+313.2% since first listed

15 events — show timeline

• 2026-04-02 Pending — REALCOMP
• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — SW Michigan MLS
• 2026-03-30 Listed $169,000 REALCOMP
• 2026-03-28 Listed $169,000 SW Michigan MLS
• 2026-03-28 Listed $169,000 MiRealSource-MiMLS
• 2005-06-23 Sold (Public Records) $72,000 Public Records
• 1996-09-18 Sold (MLS) $57,500 REALCOMP
• 1996-09-18 Sold (MLS) $57,500 SW Michigan MLS
• 1996-04-30 Listed $58,500 REALCOMP
• 1996-04-30 Listed $58,500 SW Michigan MLS
• 1994-11-30 Listing Removed — SW Michigan MLS
• 1994-11-30 Listing Removed — REALCOMP
• 1994-06-01 Listed $40,900 SW Michigan MLS
• 1994-06-01 Listed $40,900 REALCOMP

Property tax history

-5.5%/yr

Latest (2025): $1,415 · -25.2% YoY. Source: county tax records.