35 Hubbard St · Battle Creek, MI 49037

$80,000

3 bd · 2.0 ba · 1,529 sqft · SingleFamily public records · 192 Days on market

Built 1920 10,019 sqft lot $52/sqft · at area comps Est $131k · 39% under ↓ 20% since listing

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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

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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 (+11.8%/yr); 236 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; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (11%) 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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.71% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.40%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (median comp): $130,609
• List price: $80,000
• Delta: -38.75%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 N Wood St	0.36mi	3/1.5	1,520 (-1%)	21mo	$125,000	$82	63
84 Somerset Ave	0.38mi	2/1.0 (-1)	1,509 (-1%)	11mo	$21,750	$14	62
142 Greenwood Ave	0.33mi	3/2.5	1,620 (+6%)	14mo	$130,000	$80	61
111 Greenwood Ave	0.36mi	3/1.5	1,440 (-6%)	14mo	$184,500	$128	60
396 Upton Ave	0.55mi	4/1.5 (+1)	1,444 (-6%)	0mo	$39,000	$27	58
46 Walter Ave	0.67mi	4/2.0 (+1)	1,580 (+3%)	8mo	$150,500	$95	52
52 Roseneath Ave	0.73mi	2/2.0 (-1)	1,488 (-3%)	6mo	$80,000	$54	51
242 N Wood St	0.45mi	2/1.0 (-1)	1,594 (+4%)	18mo	$135,000	$85	48
726 W Van Buren St	0.42mi	4/2.0 (+1)	1,716 (+12%)	9mo	$156,000	$91	47
244 Parkway Dr	0.53mi	3/2.0	1,308 (-14%)	22mo	$125,000	$96	32

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: 30.4%
• Equity multiple: 2.36×
• Total profit: $30,380
• Equity at exit: $11,928

10-year hold

• IRR: 40.3%
• Equity multiple: 5.72×
• Total profit: $105,784
• Equity at exit: $6,917

Cash invested: $22,400 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 236
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $567

Break-even live

Break-even rent $646

Max offer price $80,000

Occupancy floor 53%

Sensitivity live

Price	-10% $613	-5% $590	+0% $567	+5% $545	+10% $522
Rent	-10% $460	-5% $514	+0% $567	+5% $621	+10% $675
Rate	-1.0pp $608	-0.5pp $588	base $567	+0.5pp $547	+1.0pp $526

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	3	0.84mi
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	44d	1	1.27mi
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.35mi

Listing history 26 events

1. 2026-06-19
   days on market $80,000 Active 192 DOM
2. 2026-06-18
   days on market $80,000 Active 191 DOM
3. 2026-06-17
   days on market $80,000 Active 190 DOM
4. 2026-06-16
   days on market $80,000 Active 189 DOM
5. 2026-06-15
   days on market $80,000 Active 188 DOM
6. 2026-06-14
   days on market $80,000 Active 186 DOM
7. 2026-06-13
   days on market $80,000 Active 185 DOM
8. 2026-06-10
   days on market $80,000 Active 183 DOM
9. 2026-06-09
   days on market $80,000 Active 182 DOM
10. 2026-06-08
    days on market $80,000 Active 181 DOM
11. 2026-06-07
    days on market $80,000 Active 180 DOM
12. 2026-06-05
    days on market $80,000 Active 177 DOM
13. 2026-06-02
    days on market $80,000 Active 175 DOM
14. 2026-06-01
    days on market $80,000 Active 174 DOM
15. 2026-05-31
    days on market $80,000 Active 173 DOM
16. 2026-05-30
    days on market $80,000 Active 172 DOM
17. 2026-04-17
    price $80,000
18. 2026-04-17
    price $80,000
19. 2026-04-17
    price $80,000
20. 2025-12-10
    listed $90,000 Active
21. 2025-12-09
    listed $90,000 Active
22. 2025-12-09
    listed $90,000 Active
23. 2025-12-03
    historical
24. 2025-12-02
    historical
25. 2025-08-01
    listed $100,000 Active
26. 2025-07-31
    listed $100,000 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: $691 · $58/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$270/yr (+$23/mo · 39.1%)

ⓘ 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 2/10 Low 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: $16,373
• − Mortgage interest: −$4,481
• − Property taxes: −$691
• − Insurance: −$400
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,327
• Taxable income: $5,853
• Est. tax owed @ 24.0%: −$1,405
• After-tax cash flow: $5,404/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): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

-20.0% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $80,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $80,000 REALCOMP
• 2026-04-17 Price Changed $80,000 SW Michigan MLS
• 2025-12-10 Listed $90,000 REALCOMP
• 2025-12-09 Listed $90,000 SW Michigan MLS
• 2025-12-09 Listed $90,000 MiRealSource-MiMLS
• 2025-12-03 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Listing Removed — REALCOMP
• 2025-08-01 Listed $100,000 REALCOMP
• 2025-07-31 Listed $100,000 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $691 · -25.2% YoY. Source: county tax records.