23 E Kingman Ave · Battle Creek, MI 49014

$87,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 35 Days on market

Built 1910 4,008 sqft lot $75/sqft · 6% above area Est $83k · 6% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +4.9/15.0
• 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

Seller will consider FHA/VA/MSHDA Spacious 3 Bedroom Home with a detached 2 car garage. Home features many classic original features such as leaded glass windows, built ins, an impressive open staircase and amazing original woodwork throughout. Full basement, lots of updates.

Key facts

• 4,008 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 135 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); 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 $608 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y 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 $85,263 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1910 — 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: 1.32% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $83,037
• List price: $87,900
• Delta: 5.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Lathrop Ave	0.22mi	3/1.0	1,183 (+1%)	2mo	$101,000	$85	87
100 Illinois St	0.11mi	3/1.0	1,208 (+3%)	7mo	$119,900	$99	85
54 Jericho Rd	0.17mi	4/1.0 (+1)	1,293 (+10%)	1mo	$34,000	$26	70
37 Inn Rd	0.48mi	3/1.0	1,227 (+4%)	2mo	$105,000	$86	69
174 Lathrop Ave	0.30mi	4/1.0 (+1)	1,236 (+5%)	6mo	$129,000	$104	67
111 Nelson St	0.35mi	4/1.0 (+1)	1,265 (+8%)	3mo	$119,900	$95	64
217 Grenville St	0.26mi	3/1.0	1,332 (+13%)	3mo	$148,500	$111	64
811 Belton Ave	0.58mi	3/1.5	1,120 (-5%)	0mo	$205,000	$183	62
175 Marjorie St	0.37mi	3/1.0	1,015 (-14%)	1mo	$128,000	$126	59
222 Lathrop Ave	0.41mi	3/2.0	1,320 (+12%)	6mo	$45,000	$34	51
156 Woodway Ave	0.67mi	3/1.5	1,068 (-9%)	7mo	$210,000	$197	45
51 Pauline Ave	0.70mi	3/2.0	1,014 (-14%)	8mo	$120,600	$119	34

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $4,801
• Equity at exit: $13,106

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $28,775
• Equity at exit: $7,600

Cash invested: $24,612 (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: 135
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $299

Break-even live

Break-even rent $786

Max offer price $87,900

Occupancy floor 69%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	8	0.46mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	43d	1	0.85mi
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$1,109	$1.46	43d	16	0.93mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	43d	1	1.06mi

Listing history 38 events

1. 2026-06-05
   days on market $87,900 Active 35 DOM
2. 2026-06-02
   days on market $87,900 Active 33 DOM
3. 2026-06-01
   days on market $87,900 Active 32 DOM
4. 2026-05-31
   days on market $87,900 Active 31 DOM
5. 2026-05-30
   days on market $87,900 Active 30 DOM
6. 2026-05-14
   price $87,900 276-char remark
7. 2026-05-13
   price $87,900 276-char remark
8. 2026-05-13
   price $87,900
9. 2026-04-28
   listed $89,900 Active 276-char remark
10. 2026-04-28
    listed $89,900 Active 276-char remark
11. 2026-04-28
    listed $89,900 Active
12. 2025-06-27
    soldstatus $94,900 Closed
13. 2025-06-27
    soldstatus $94,900 Closed
14. 2025-06-27
    soldstatus $94,900 Sold
15. 2025-06-19
    status Pending
16. 2025-06-19
    status Pending
17. 2025-06-19
    status Pending
18. 2025-06-06
    listed $94,900 Active
19. 2025-06-06
    listed $94,900 Active
20. 2025-06-06
    listed $94,900 Active
21. 2023-11-02
    soldstatus $79,900 Sold
22. 2023-11-02
    soldstatus $79,900 Sold
23. 2023-11-02
    soldstatus $79,900 Closed
24. 2023-10-04
    status Pending
25. 2023-10-04
    status Pending
26. 2023-10-04
    status Pending
27. 2023-09-15
    listed $79,900 Active
28. 2023-09-15
    listed $79,900 Active
29. 2023-09-15
    listed $79,900 Active
30. 2023-06-21
    soldstatus $30,500
31. 2023-05-25
    soldstatus $30,500 Sold
32. 2023-05-25
    soldstatus $30,500 Sold
33. 2023-05-16
    status Pending
34. 2023-05-16
    status Pending
35. 2023-05-16
    status Pending
36. 2023-05-08
    listed $29,900 Active
37. 2023-05-08
    listed $29,900 Active
38. 2023-05-08
    listed $29,900 Active

ⓘ 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: $1,482 · $124/mo
• Projected year-2 tax: $1,482 · $124/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 3/10 Moderate
• 🌡 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: $13,970
• − Mortgage interest: −$4,924
• − Property taxes: −$1,482
• − Insurance: −$440
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,557
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,023/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

+194.0% since first listed

34 events — show timeline

• 2026-06-06 Listing Removed — MiRealSource-MiMLS
• 2026-06-06 Listing Removed — REALCOMP
• 2026-05-14 Price Changed $87,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $87,900 REALCOMP
• 2026-05-13 Price Changed $87,900 SW Michigan MLS
• 2026-04-28 Listed $89,900 MiRealSource-MiMLS
• 2026-04-28 Listed $89,900 REALCOMP
• 2025-06-27 Sold (MLS) $94,900 REALCOMP
• 2025-06-27 Sold (MLS) $94,900 MiRealSource-MiMLS
• 2025-06-27 Sold (MLS) $94,900 SW Michigan MLS
• 2025-06-19 Pending — MiRealSource-MiMLS
• 2025-06-19 Pending — REALCOMP
• 2025-06-19 Pending — SW Michigan MLS
• 2025-06-06 Listed $94,900 REALCOMP
• 2025-06-06 Listed $94,900 MiRealSource-MiMLS
• 2025-06-06 Listed $94,900 SW Michigan MLS
• 2023-11-02 Sold (MLS) $79,900 SW Michigan MLS
• 2023-11-02 Sold (MLS) $79,900 MiRealSource-MiMLS
• 2023-11-02 Sold (MLS) $79,900 REALCOMP
• 2023-10-04 Pending — MiRealSource-MiMLS
• 2023-10-04 Pending — REALCOMP
• 2023-10-04 Pending — SW Michigan MLS
• 2023-09-15 Listed $79,900 SW Michigan MLS
• 2023-09-15 Listed $79,900 MiRealSource-MiMLS
• 2023-09-15 Listed $79,900 REALCOMP
• 2023-06-21 Sold (Public Records) $30,500 Public Records
• 2023-05-25 Sold (MLS) $30,500 SW Michigan MLS
• 2023-05-25 Sold (MLS) $30,500 REALCOMP
• 2023-05-16 Pending — MiRealSource-MiMLS
• 2023-05-16 Pending — REALCOMP
• 2023-05-16 Pending — SW Michigan MLS
• 2023-05-08 Listed $29,900 SW Michigan MLS
• 2023-05-08 Listed $29,900 MiRealSource-MiMLS
• 2023-05-08 Listed $29,900 REALCOMP

Property tax history

+8.8%/yr

Latest (2024): $1,482 · +261.9% YoY. Source: county tax records.