106 Central St · Battle Creek, MI 49017

$119,000

3 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 9 Days on market

Built 1910 2,439 sqft lot Est $144k · 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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

Welcome to this cherished home, lovingly owned for 60 years. Charming 3-Bedroom, 1.5-Bath Home Filled With Timeless Character And Boundless Amenities. The Gorgeous Stone And Wood Exterior Creates Incredible Curb Appeal, Complete With A Welcoming Front Porch Perfect For Relaxing. Step Inside The Foyer And Admire The Beautiful Preserved Natural Oak Woodwork Throughout The Home. Elegant Oak French Doors Open Into A Massive Living Room Flowing Seamlessly Into The Formal Dining Room, While A Second Entry Leads Into The Kitchen Featuring A Convenient Quarter Bath. Beneath The Carpet Lies Original Oak Hardwood Flooring Ready To Shine Once Again. Upstairs You'll Find 3 Oversized Bedrooms And A Spacious Full Bath. Additional Features Include A Full Basement, Detached 2-Car Garage, Quiet Neighborhood Setting, And An L-Shaped Corner Lot. Conveniently Located Near Bronson Hospital And An International Academy. House also includes security system.

Key facts

• Full basement
• Natural oak woodwork
• Oak french doors

Tags

• STONE AND WOOD EXTERIOR
• WELCOMING FRONT PORCH
• NATURAL OAK WOODWORK
• OAK FRENCH DOORS
• ORIGINAL OAK HARDWOOD FLOORING
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected
• Home design: Traditional-style single-family home; Built in 1910; Living area approximately 1,370; Composition roof
• Construction: Stone and wood siding construction
• Exterior features: Corner lot; Paved road access

Interior

• Kitchen: Kitchen (12 x 7)
• Bedrooms: Primary bedroom (17 x 20); Bedroom 2 (17 x 12); Bedroom 3 (17 x 11)
• Bathrooms: One half bathroom; Primary bathroom (8 x 7)
• Heating & cooling: Forced air heating
• Interior features: Pantry; Storm windows, window screens and window treatments; Full basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $823 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Risks & watch-outs

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

Recommended offer $119,000

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: 1.04% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $143,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Orchard Ave	0.29mi	3/2.0	1,385 (+1%)	1mo	$200,000	$144	80
159 Harvard St	0.24mi	3/1.0	1,549 (+13%)	2mo	$147,000	$95	65
261 E Emmett St E	0.27mi	3/1.0	1,176 (-14%)	3mo	$65,000	$55	61
55 Mckinley Ave	0.66mi	4/1.0 (+1)	1,344 (-2%)	1mo	$40,000	$30	60
55 Mckinley Ave S	0.69mi	4/1.0 (+1)	1,344 (-2%)	1mo	$40,000	$30	59
192 Hunter St	0.45mi	3/2.0	1,250 (-9%)	2mo	$185,000	$148	59
90 N Broad St	0.58mi	3/1.0	1,480 (+8%)	3mo	$155,000	$105	58
63 N Wabash Ave N	0.53mi	3/1.0	1,536 (+12%)	2mo	$75,000	$49	53
136 N Broad St	0.55mi	2/1.0 (-1)	1,215 (-11%)	1mo	$185,000	$152	50
80 Piper Ave	0.61mi	4/1.0 (+1)	1,522 (+11%)	3mo	$134,000	$88	46
508 Garrison Rd	0.73mi	3/2.0	1,500 (+10%)	2mo	$185,000	$123	45
16 S Broad St	0.68mi	4/2.0 (+1)	1,556 (+14%)	1mo	$163,000	$105	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,528
• Equity at exit: $17,743

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $10,717
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $200

Break-even live

Break-even rent $986

Max offer price $119,000

Occupancy floor 79%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.53mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	21d	3	0.68mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	0.74mi
138 Yale St Battle Creek, MI	2.0	1.0	877	$1,275	$1.45	43d	1	0.87mi

Listing history 7 events

1. 2026-05-20
   listed $119,000 Active

   Show marketing remark (948 chars)

   Welcome to this cherished home, lovingly owned for 60 years. Charming 3-Bedroom, 1.5-Bath Home Filled With Timeless Character And Boundless Amenities. The Gorgeous Stone And Wood Exterior Creates Incredible Curb Appeal, Complete With A Welcoming Front Porch Perfect For Relaxing. Step Inside The Foyer And Admire The Beautiful Preserved Natural Oak Woodwork Throughout The Home. Elegant Oak French Doors Open Into A Massive Living Room Flowing Seamlessly Into The Formal Dining Room, While A Second Entry Leads Into The Kitchen Featuring A Convenient Quarter Bath. Beneath The Carpet Lies Original Oak Hardwood Flooring Ready To Shine Once Again. Upstairs You'll Find 3 Oversized Bedrooms And A Spacious Full Bath. Additional Features Include A Full Basement, Detached 2-Car Garage, Quiet Neighborhood Setting, And An L-Shaped Corner Lot. Conveniently Located Near Bronson Hospital And An International Academy. House also includes security system.

2. 2026-05-20
   listed $119,000 Active 948-char remark

   Show marketing remark (948 chars)

   Welcome to this cherished home, lovingly owned for 60 years. Charming 3-Bedroom, 1.5-Bath Home Filled With Timeless Character And Boundless Amenities. The Gorgeous Stone And Wood Exterior Creates Incredible Curb Appeal, Complete With A Welcoming Front Porch Perfect For Relaxing. Step Inside The Foyer And Admire The Beautiful Preserved Natural Oak Woodwork Throughout The Home. Elegant Oak French Doors Open Into A Massive Living Room Flowing Seamlessly Into The Formal Dining Room, While A Second Entry Leads Into The Kitchen Featuring A Convenient Quarter Bath. Beneath The Carpet Lies Original Oak Hardwood Flooring Ready To Shine Once Again. Upstairs You'll Find 3 Oversized Bedrooms And A Spacious Full Bath. Additional Features Include A Full Basement, Detached 2-Car Garage, Quiet Neighborhood Setting, And An L-Shaped Corner Lot. Conveniently Located Near Bronson Hospital And An International Academy. House also includes security system.

3. 2026-05-20
   listed $119,000 Active 948-char remark

   Show marketing remark (948 chars)

   Welcome to this cherished home, lovingly owned for 60 years. Charming 3-Bedroom, 1.5-Bath Home Filled With Timeless Character And Boundless Amenities. The Gorgeous Stone And Wood Exterior Creates Incredible Curb Appeal, Complete With A Welcoming Front Porch Perfect For Relaxing. Step Inside The Foyer And Admire The Beautiful Preserved Natural Oak Woodwork Throughout The Home. Elegant Oak French Doors Open Into A Massive Living Room Flowing Seamlessly Into The Formal Dining Room, While A Second Entry Leads Into The Kitchen Featuring A Convenient Quarter Bath. Beneath The Carpet Lies Original Oak Hardwood Flooring Ready To Shine Once Again. Upstairs You'll Find 3 Oversized Bedrooms And A Spacious Full Bath. Additional Features Include A Full Basement, Detached 2-Car Garage, Quiet Neighborhood Setting, And An L-Shaped Corner Lot. Conveniently Located Near Bronson Hospital And An International Academy. House also includes security system.

4. 2014-09-26
   historical
5. 2005-05-30
   historical
6. 2004-11-30
   listed $79,900
7. 2004-11-30
   listed $79,900

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$285/yr (+$24/mo · 22.5%)

ⓘ 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: $14,875
• − Mortgage interest: −$6,666
• − Property taxes: −$1,263
• − Insurance: −$595
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,462
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,282/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

+48.9% since first listed

7 events — show timeline

• 2026-05-20 Listed $119,000 REALCOMP
• 2026-05-20 Listed $119,000 MiRealSource-MiMLS
• 2026-05-20 Listed $119,000 SW Michigan MLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2005-05-30 Listing Removed — REALCOMP
• 2004-11-30 Listed $79,900 REALCOMP
• 2004-11-30 Listed $79,900 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $1,263 · -25.2% YoY. Source: county tax records.