76 E Avenue N · Battle Creek, MI 49017

$108,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 15 Days on market

Built 1924 6,098 sqft lot $99/sqft · 17% below area Est $130k · 17% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

Key facts

• Spacious backyard
• Front porch
• Storage sheds

Tags

• FRONT PORCH
• SPACIOUS BACKYARD
• STORAGE SHEDS

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional-style single-family home; Built in 1924
• Construction: Vinyl siding; Composition roof; Living area about 1,092 sq ft
• Exterior features: Paved road access; Lot approximately 0.14 acres; Public water

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Replacement windows; 8 total rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $107k (1.0% below list).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 148 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $747 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 15y 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 $74k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 0.99% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $129,641
• List price: $108,000
• Delta: -16.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 East Ave N	0.10mi	3/1.0 (+1)	1,054 (-4%)	3mo	$89,900	$85	82
54 Maple Ter	0.10mi	2/1.0	1,000 (-8%)	2mo	$139,000	$139	80
21 Wren St	0.21mi	3/1.5 (+1)	1,090 (-0%)	4mo	$134,000	$123	80
246 Laurel Dr	0.36mi	3/1.0 (+1)	1,089 (-0%)	3mo	$179,000	$164	76
17 Wren St	0.20mi	3/1.0 (+1)	1,035 (-5%)	6mo	$98,000	$95	72
136 N Broad St	0.19mi	2/1.0	1,215 (+11%)	1mo	$185,000	$152	72
80 Magnolia Ave	0.27mi	2/1.5	1,216 (+11%)	1mo	$133,000	$109	65
261 E Emmett St E	0.48mi	3/1.0 (+1)	1,176 (+8%)	3mo	$65,000	$55	58
31 Oxford St	0.57mi	2/1.0	996 (-9%)	2mo	$105,000	$105	57
39 N Broad St	0.28mi	3/2.5 (+1)	1,206 (+10%)	4mo	$173,000	$143	55
192 Hunter St	0.35mi	3/2.0 (+1)	1,250 (+14%)	2mo	$185,000	$148	49
167 Sharon Ave	0.72mi	3/2.5 (+1)	1,186 (+9%)	2mo	$130,000	$110	40

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-11,087
• Equity at exit: $16,103

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,355
• Equity at exit: $9,338

Cash invested: $30,240 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,069 high
• Mortgage (P&I): −$566
• Tax from tax record: −$133 /mo · $1,592/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $100

Break-even live

Break-even rent $942

Max offer price $108,000

Occupancy floor 86%

Sensitivity live

Price	-10% $162	-5% $131	+0% $100	+5% $70	+10% $39
Rent	-10% $16	-5% $58	+0% $100	+5% $143	+10% $185
Rate	-1.0pp $155	-0.5pp $128	base $100	+0.5pp $72	+1.0pp $44

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
595 Wagner Dr Unit 22 Battle Creek, MI	1.0	1.0	750	$1,050	$1.40	44d	1	0.31mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	44d	6	0.34mi
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	44d	1	0.54mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.02mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	44d	1	1.17mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,350	$1.24	44d	3	1.21mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$925	$1.03	21d	3	1.31mi
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$954	$1.25	44d	16	1.41mi

Listing history 39 events

1. 2026-05-07
   status Active 376-char remark

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

2. 2026-05-07
   status Active 376-char remark

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

3. 2026-05-07
   status Active

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

4. 2026-04-30
   status Pending 376-char remark

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

5. 2026-04-30
   status Pending 376-char remark

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

6. 2026-04-30
   status Pending

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

7. 2026-04-29
   listed $108,000 Active 376-char remark

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

8. 2026-04-29
   listed $108,000 Active 376-char remark

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

9. 2026-04-29
   listed $108,000 Active

   Show marketing remark (376 chars)

   This 3 bedroom, 2 bath home offers a comfortable layout with fresh interior paint and plenty of potential to make it your own. Enjoy relaxing on the front porch and take advantage of the spacious backyard complete with storage sheds - perfect for tools, hobbies, or outdoor gear. A solid home with room to personalize. Call for your showing today. Home is being sold ''as is''

10. 2026-04-24
    historical
11. 2026-03-20
    price $109,000
12. 2026-03-20
    status Active
13. 2026-03-20
    price $109,000
14. 2026-03-20
    status Active
15. 2026-03-20
    price $109,000
16. 2026-03-16
    status Pending
17. 2026-03-16
    status Pending
18. 2026-03-16
    historical
19. 2026-03-06
    status Active
20. 2026-03-06
    status Active
21. 2026-02-27
    status Pending
22. 2026-02-27
    status Pending
23. 2026-02-17
    listed $119,000 Active
24. 2026-02-17
    listed $119,000 Active
25. 2021-10-29
    soldstatus $74,000
26. 2021-10-18
    soldstatus $74,000 Sold
27. 2021-10-18
    soldstatus $74,000 Sold
28. 2021-09-25
    status Pending
29. 2021-09-25
    status Pending
30. 2021-09-15
    listed $80,000 Active
31. 2021-09-15
    listed $80,000 Active
32. 2018-03-01
    historical
33. 2017-11-28
    historical
34. 2017-08-29
    listed $38,000 Active
35. 2017-08-29
    listed $38,000
36. 2011-08-11
    soldstatus $5,000
37. 2011-08-11
    soldstatus $5,000
38. 2011-04-20
    listed $9,000
39. 2011-04-20
    listed $9,000

ⓘ 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: $1,592 · $133/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$35/yr (+$3/mo · 2.2%)

ⓘ 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: $12,828
• − Mortgage interest: −$6,050
• − Property taxes: −$1,592
• − Insurance: −$540
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,142
• Taxable loss: −$548
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,337/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

+1100.0% since first listed

42 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — SW Michigan MLS
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-07 Relisted — SW Michigan MLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-04-29 Listed $108,000 REALCOMP
• 2026-04-29 Listed $108,000 SW Michigan MLS
• 2026-04-29 Listed $108,000 MiRealSource-MiMLS
• 2026-04-24 Listing Removed — MiRealSource-MiMLS
• 2026-03-20 Price Changed $109,000 MiRealSource-MiMLS
• 2026-03-20 Relisted — REALCOMP
• 2026-03-20 Price Changed $109,000 REALCOMP
• 2026-03-20 Relisted — MiRealSource-MiMLS
• 2026-03-20 Price Changed $109,000 SW Michigan MLS
• 2026-03-16 Pending — MiRealSource-MiMLS
• 2026-03-16 Pending — REALCOMP
• 2026-03-16 Listing Removed — REALCOMP
• 2026-03-06 Relisted — MiRealSource-MiMLS
• 2026-03-06 Relisted — REALCOMP
• 2026-02-27 Pending — REALCOMP
• 2026-02-27 Pending — MiRealSource-MiMLS
• 2026-02-17 Listed $119,000 REALCOMP
• 2026-02-17 Listed $119,000 MiRealSource-MiMLS
• 2021-10-29 Sold (Public Records) $74,000 Public Records
• 2021-10-18 Sold (MLS) $74,000 SW Michigan MLS
• 2021-10-18 Sold (MLS) $74,000 REALCOMP
• 2021-09-25 Pending — REALCOMP
• 2021-09-25 Pending — SW Michigan MLS
• 2021-09-15 Listed $80,000 SW Michigan MLS
• 2021-09-15 Listed $80,000 REALCOMP
• 2018-03-01 Listing Removed — REALCOMP
• 2017-11-28 Listing Removed — SW Michigan MLS
• 2017-08-29 Listed $38,000 SW Michigan MLS
• 2017-08-29 Listed $38,000 REALCOMP
• 2011-08-11 Sold (MLS) $5,000 REALCOMP
• 2011-08-11 Sold (MLS) $5,000 SW Michigan MLS
• 2011-04-20 Listed $9,000 REALCOMP
• 2011-04-20 Listed $9,000 SW Michigan MLS

Property tax history

+9.1%/yr

Latest (2025): $1,592 · -26.3% YoY. Source: county tax records.