395 E Burnham St · Battle Creek, MI 49014

$65,000

2 bd · 2.0 ba · 1,296 sqft · Other public records · 56 Days on market

Built 1920 3,485 sqft lot Est $122k · 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
• 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

Just listed. This is a great opportunity to add to your rental portfolio or start building one! Two unit home with 2 bedrooms on the main level and 1 bedroom up. There is a full basement accessible by main level tenant. Both units are occupied and can be given a 30 day notice to vacate if desired. Landlord pays all utilities. Contact Cindy Artis at 269-420-1265 for your personal tour.

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Built 1920

Property features AI

Finance

• Other: Lot dimensions approximately 33 x 99 (about 3,267 sq ft / 0.08 acres); Cross streets: Riverside and South Ave
• Financial info: Reported rent: $400 for the 1-bedroom unit and $500 for the 2-bedroom unit; Property listed as residential income (multifamily)
• HOA & community: No HOA listed

Exterior

• Parking: 2 unpaved parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Multi-family residential income property
• Construction: Wood siding; Composition roof
• Exterior features: Paved road access

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Steam heating
• Interior features: Full basement; Sidewalks on the property
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$121,795) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.3% 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: 137 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $449 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 + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.68% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.46%
• DSCR: 2.13
• GRM: 5.0

CMA / ARV

• ARV (median comp): $121,795
• List price: $65,000
• Delta: -46.63%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 1.77×
• Total profit: $14,097
• Equity at exit: $9,692

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $44,085
• Equity at exit: $5,620

Cash invested: $18,200 (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 49014

• Home prices YoY: -28.7%
• Active inventory: 137
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $386

Break-even live

Break-even rent $605

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $423	-5% $405	+0% $386	+5% $368	+10% $349
Rent	-10% $300	-5% $343	+0% $386	+5% $429	+10% $473
Rate	-1.0pp $419	-0.5pp $403	base $386	+0.5pp $369	+1.0pp $352

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	45d	8	0.56mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	45d	1	0.74mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,350	$1.24	45d	3	1.27mi

Listing history 23 events

1. 2026-06-21
   days on market $65,000 Active 56 DOM
2. 2026-06-19
   days on market $65,000 Active 54 DOM
3. 2026-06-18
   days on market $65,000 Active 53 DOM
4. 2026-06-17
   days on market $65,000 Active 52 DOM
5. 2026-06-16
   days on market $65,000 Active 51 DOM
6. 2026-06-15
   days on market $65,000 Active 50 DOM
7. 2026-06-14
   days on market $65,000 Active 48 DOM
8. 2026-06-13
   days on market $65,000 Active 47 DOM
9. 2026-06-10
   days on market $65,000 Active 45 DOM
10. 2026-06-09
    days on market $65,000 Active 44 DOM
11. 2026-06-08
    days on market $65,000 Active 43 DOM
12. 2026-06-07
    days on market $65,000 Active 42 DOM
13. 2026-06-05
    days on market $65,000 Active 39 DOM
14. 2026-06-02
    days on market $65,000 Active 37 DOM
15. 2026-06-01
    days on market $65,000 Active 36 DOM
16. 2026-05-31
    days on market $65,000 Active 35 DOM
17. 2026-05-30
    days on market $65,000 Active 34 DOM
18. 2026-05-19
    price $65,000 387-char remark

    Show marketing remark (387 chars)

    Just listed. This is a great opportunity to add to your rental portfolio or start building one! Two unit home with 2 bedrooms on the main level and 1 bedroom up. There is a full basement accessible by main level tenant. Both units are occupied and can be given a 30 day notice to vacate if desired. Landlord pays all utilities. Contact Cindy Artis at 269-420-1265 for your personal tour.

19. 2026-05-18
    price $65,000 388-char remark
20. 2026-04-26
    listed $75,000 Active 388-char remark

    Show marketing remark (387 chars)

    Just listed. This is a great opportunity to add to your rental portfolio or start building one! Two unit home with 2 bedrooms on the main level and 1 bedroom up. There is a full basement accessible by main level tenant. Both units are occupied and can be given a 30 day notice to vacate if desired. Landlord pays all utilities. Contact Cindy Artis at 269-420-1265 for your personal tour.

21. 2026-04-26
    listed $75,000 Active 387-char remark

    Show marketing remark (387 chars)

    Just listed. This is a great opportunity to add to your rental portfolio or start building one! Two unit home with 2 bedrooms on the main level and 1 bedroom up. There is a full basement accessible by main level tenant. Both units are occupied and can be given a 30 day notice to vacate if desired. Landlord pays all utilities. Contact Cindy Artis at 269-420-1265 for your personal tour.

22. 2014-09-26
    historical
23. 2007-04-03
    listed $45,000

ⓘ 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: $1,324 · $110/mo
• Projected year-2 tax: $1,324 · $110/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $13,131
• − Mortgage interest: −$3,641
• − Property taxes: −$1,324
• − Insurance: −$325
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$1,891
• Taxable income: $3,849
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $3,710/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): 21,980
• Household income: $69,009
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 416.0

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% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Iranian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -97.29%
• Current HPI: 241.3422
• 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

+44.4% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $65,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $65,000 REALCOMP
• 2026-04-26 Listed $75,000 REALCOMP
• 2026-04-26 Listed $75,000 MiRealSource-MiMLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2007-04-03 Listed $45,000 SW Michigan MLS

Property tax history

+11.1%/yr

Latest (2025): $1,324 · -34.9% YoY. Source: county tax records.