11595 4 Mile Rd · Battle Creek, MI 49015

$190,000

2 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 3 Days on market

Built 1942 1.89 ac lot

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Why this score? — see what drove the D- 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 +11.9/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for some sweat equity in Harper Creek Schools. Located on just under 2 acres, this three bedroom, two bath home has a partial basement. Main floor has living room, dining room and kitchen. Pole barn is 31x25 and has 8ft ceilings. Condition of in-ground pool is unknown. Property will be sold AS-IS with seller not doing any repairs or inspections.

Key facts

• Just under 2 acres
• Pole barn
• Kitchen

Tags

• JUST UNDER 2 ACRES
• PARTIAL BASEMENT
• LIVING ROOM
• DINING ROOM
• KITCHEN
• POLE BARN

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water
• Home design: Single family residence; Residential property; Built in 1942
• Construction: Vinyl siding; Shingle roof; Partial basement (foundation)
• Exterior features: Pole barn; Paved road access

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Garage door opener; Fireplace; Window treatments; 6 total rooms
• Laundry & utility: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-48 ($-579/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.8% below list).
• Recommended offer: $147k (22.8% below list) — sets the bar for 1% rule.

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: amenities C-, crime F, employment D-.
• Harper Creek Community Schools (rural): math 25% / reading 40% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sonoma Elementary (math 42% / reading 37%, grade F, #606 of 1,397 statewide, top 48%, 378 students, 45% FRL); Harper Creek Middle School (math 18% / reading 41%, grade F, #343 of 493 statewide, top 72%, 834 students, 47% FRL); Harper Creek High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 904 students, 40% FRL).
• Market conditions: Rents rising fast (+11.1%/yr); 168 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1k of loan paydown is wiped out by about $6k 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.
• 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 $27k; list at $190k implies a 604% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,645 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1942 — 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. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.51×
• Total profit: $-26,154
• Equity at exit: $28,330

10-year hold

• IRR: 1.8%
• Equity multiple: 1.16×
• Total profit: $8,366
• Equity at exit: $16,428

Cash invested: $53,200 (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 49015

• Rents YoY: 11.1%
• Active inventory: 168
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-48

Break-even live

Break-even rent $1,528

Max offer price $181,478

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $6	+0% $-48	+5% $-102	+10% $-156
Rent	-10% $-164	-5% $-106	+0% $-48	+5% $10	+10% $68
Rate	-1.0pp $47	-0.5pp $0	base $-48	+0.5pp $-97	+1.0pp $-148

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5360 Glenn Cross Rd Battle Creek, MI	2.0	2.0	1064	$1,350	$1.27	45d	1	1.38mi
5370 Glenn Cross Rd Battle Creek, MI	3.0	2.0	1219	$1,575	$1.29	45d	1	1.39mi
10 Rambling Ln Battle Creek, MI	1.0–2.0	1.0–2.5	988	$1,609	$1.63	15d	33	1.42mi

Listing history 4 events

1. 2026-05-21
   listed $190,000 Active

   Show marketing remark (365 chars)

   Great opportunity for some sweat equity in Harper Creek Schools. Located on just under 2 acres, this three bedroom, two bath home has a partial basement. Main floor has living room, dining room and kitchen. Pole barn is 31x25 and has 8ft ceilings. Condition of in-ground pool is unknown. Property will be sold AS-IS with seller not doing any repairs or inspections.

2. 2026-05-21
   listed $190,000 Active 365-char remark

   Show marketing remark (365 chars)

   Great opportunity for some sweat equity in Harper Creek Schools. Located on just under 2 acres, this three bedroom, two bath home has a partial basement. Main floor has living room, dining room and kitchen. Pole barn is 31x25 and has 8ft ceilings. Condition of in-ground pool is unknown. Property will be sold AS-IS with seller not doing any repairs or inspections.

3. 2026-05-21
   listed $190,000 Active 365-char remark

   Show marketing remark (365 chars)

   Great opportunity for some sweat equity in Harper Creek Schools. Located on just under 2 acres, this three bedroom, two bath home has a partial basement. Main floor has living room, dining room and kitchen. Pole barn is 31x25 and has 8ft ceilings. Condition of in-ground pool is unknown. Property will be sold AS-IS with seller not doing any repairs or inspections.

4. 2014-12-15
   soldstatus $27,000

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $2,250 · $188/mo
• Expected delta: +$676/yr (+$56/mo · 42.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,597
• − Mortgage interest: −$10,643
• − Property taxes: −$1,574
• − Insurance: −$950
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$5,527
• Taxable loss: −$3,913
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $360/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: Harper Creek Community Schools
• NCES district ID: 2617730
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $53,979
• Composite: 28.6/100
• National rank: #6713
• State rank: #313 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

• County: Calhoun County · 91,590 people
• City population: 91,590
• Metro: Battle Creek, MI
• Population (ZIP): 27,765
• Household income: $68,821
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 755.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 11% Hispanic / Latino 7% Asian 7% Black 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 10% · Philippines, Canada
• Languages at home: 86% English-only · Other Asian/Pacific 7% Spanish 4% 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: ▼ -116.20%
• Current HPI: 206.7754
• Rent YoY: ▲ 11.13%
• 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

+603.7% since first listed

4 events — show timeline

• 2026-05-21 Listed $190,000 MiRealSource-MiMLS
• 2026-05-21 Listed $190,000 REALCOMP
• 2026-05-21 Listed $190,000 SW Michigan MLS
• 2014-12-15 Sold (Public Records) $27,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $1,574 · -37.7% YoY. Source: county tax records.