93 Webber St · Battle Creek, MI 49015

$55,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 30 Days on market

Built 1930 6,621 sqft lot $56/sqft · 45% below area Est $104k · 47% 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

This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

Key facts

• 6,621 sq ft lot
• Built 1930
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 (+11.1%/yr); 165 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $55k implies a 686% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.41% ✓
• Cap rate: 19.75%
• Cash-on-cash: 48.06%
• DSCR: 3.14
• GRM: 3.5

CMA / ARV

• ARV (median comp): $104,271
• List price: $55,000
• Delta: -47.25%
• 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
61 Harris Ave	0.33mi	2/1.0 (-1)	1,000 (+2%)	3mo	$95,000	$95	74
99 Winter St	0.42mi	2/1.0 (-1)	964 (-2%)	2mo	$130,000	$135	71
57 Seivour Ave	0.28mi	2/1.0 (-1)	926 (-6%)	2mo	$22,000	$24	70
29 Highland Ave	0.31mi	2/1.0 (-1)	926 (-6%)	6mo	$130,000	$140	66
243 Winter St	0.71mi	3/1.0	960 (-2%)	0mo	$97,000	$101	63
296 Meachem Ave	0.22mi	2/1.5 (-1)	889 (-9%)	7mo	$98,500	$111	61
235 Fairfield Ave	0.56mi	2/1.0 (-1)	990 (+1%)	7mo	$200,000	$202	61
137 Winter St	0.48mi	2/1.0 (-1)	876 (-11%)	3mo	$95,000	$108	52
324 Burr St	0.63mi	3/1.0	888 (-9%)	7mo	$62,900	$71	49
43 Sisson Ave	0.61mi	2/1.0 (-1)	898 (-8%)	6mo	$148,000	$165	47
228 Summer St	0.72mi	3/2.0	1,090 (+11%)	3mo	$118,750	$109	41
345 Orleans Ave	0.67mi	2/1.0 (-1)	840 (-14%)	2mo	$149,000	$177	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 3.43×
• Total profit: $37,435
• Equity at exit: $8,201

10-year hold

• IRR: 58.9%
• Equity multiple: 8.49×
• Total profit: $115,309
• Equity at exit: $4,755

Cash invested: $15,400 (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 49015

• Rents YoY: 11.1%
• Active inventory: 165
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $617

Break-even live

Break-even rent $546

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	1.26mi
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	43d	8	1.29mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	43d	3	1.34mi

Listing history 28 events

1. 2026-05-13
   price $55,000 332-char remark

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

2. 2026-05-13
   price $55,000 332-char remark

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

3. 2026-05-13
   price $55,000

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

4. 2026-05-13
   price $55

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

5. 2026-04-20
   listed $59,900 Active 332-char remark

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

6. 2026-04-19
   listed $59,900 Active 332-char remark

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

7. 2026-04-19
   listed $59,900 Active

   Show marketing remark (332 chars)

   This 3 Bedroom 1 bath Home is looking for a Investor. .. Seller will consider a Land Contract with $25,000 down. All information is believed to be accurate but not guaranteed by the seller or listing agent/broker. Interested parties should verify accuracy of all related data. Call Scott harrington for a private tour @ 269-420-0197

8. 2014-09-26
   historical
9. 2013-01-25
   soldstatus $7,000
10. 2013-01-25
    soldstatus $7,000
11. 2012-11-19
    listed $7,000
12. 2012-11-19
    listed $7,000
13. 2008-07-21
    historical
14. 2008-07-21
    historical
15. 2007-10-23
    listed $46,900
16. 2007-10-23
    listed $46,900
17. 2007-07-18
    historical
18. 2007-07-18
    historical
19. 2007-05-30
    listed $59,900
20. 2007-05-30
    listed $59,900
21. 2006-12-07
    soldstatus $25,600
22. 2006-11-22
    soldstatus $25,600
23. 2006-11-22
    soldstatus $25,600
24. 2006-08-17
    listed $34,500
25. 2006-08-17
    listed $34,500
26. 2006-08-08
    historical
27. 2006-05-08
    listed $39,900
28. 2006-05-08
    listed $39,900

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,924
• − Mortgage interest: −$3,081
• − Property taxes: −$1,443
• − Insurance: −$275
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$1,600
• Taxable income: $6,978
• Est. tax owed @ 24.0%: −$1,675
• After-tax cash flow: $5,727/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): 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

+37.8% since first listed

28 events — show timeline

• 2026-05-13 Price Changed $55,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $55,000 REALCOMP
• 2026-05-13 Price Changed $55,000 SW Michigan MLS
• 2026-05-13 Price Changed $55 SW Michigan MLS
• 2026-04-20 Listed $59,900 REALCOMP
• 2026-04-19 Listed $59,900 SW Michigan MLS
• 2026-04-19 Listed $59,900 MiRealSource-MiMLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2013-01-25 Sold (MLS) $7,000 REALCOMP
• 2013-01-25 Sold (MLS) $7,000 SW Michigan MLS
• 2012-11-19 Listed $7,000 REALCOMP
• 2012-11-19 Listed $7,000 SW Michigan MLS
• 2008-07-21 Listing Removed — REALCOMP
• 2008-07-21 Listing Removed — SW Michigan MLS
• 2007-10-23 Listed $46,900 REALCOMP
• 2007-10-23 Listed $46,900 SW Michigan MLS
• 2007-07-18 Listing Removed — REALCOMP
• 2007-07-18 Listing Removed — SW Michigan MLS
• 2007-05-30 Listed $59,900 REALCOMP
• 2007-05-30 Listed $59,900 SW Michigan MLS
• 2006-12-07 Sold (Public Records) $25,600 Public Records
• 2006-11-22 Sold (MLS) $25,600 REALCOMP
• 2006-11-22 Sold (MLS) $25,600 SW Michigan MLS
• 2006-08-17 Listed $34,500 REALCOMP
• 2006-08-17 Listed $34,500 SW Michigan MLS
• 2006-08-08 Listing Removed — REALCOMP
• 2006-05-08 Listed $39,900 REALCOMP
• 2006-05-08 Listed $39,900 SW Michigan MLS

Property tax history

+22.3%/yr

Latest (2025): $1,443 · -18.9% YoY. Source: county tax records.