510 Lakeview Ave · Battle Creek, MI 49015

$185,000

2 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 11 Days on market

Built 1915 5,314 sqft lot Est $173k · 7% over

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Why this score? — see what drove the F 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 +9.6/30.0
• Rent growth +5.0/5.0
• ARV discount +4.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New LAKEVIEW listing. Located at 510 Lakeview Avenue this spacious two story home is awaiting a new buyer. The furnace, a/c, and roof on the house, as well as the garage, are around 6 years old. Home offers spacious rooms with two bedrooms up and a third in the basement with an egress window. Rooms are all very nice sized. Living room, formal dining, kitchen and bath on the main floor. You can certainly enjoy the enclosed porch pretty much year around!Call Sue to see this home at 269-209-9233 or you can give Nehemiah a call 269-924-5672.

Key facts

• Lakeview listing
• Enclosed porch
• Two story home

Tags

• LAKEVIEW LISTING
• TWO STORY HOME
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Natural gas available; Electricity available
• Home design: Traditional style; Single-family residence; Residential property
• Construction: Vinyl siding; Built in 1915; Composition/shingle roof
• Exterior features: Paved road access; Lot about 0.12 acres

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom (10 x 12); Second bedroom (10 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Replacement windows; Partial basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (23.3% below list).
• Recommended offer: $142k (23.3% 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: schools C-, amenities C-, crime F.
• Lakeview School District (Calhoun) (urban): math 28% / reading 40% proficiency, ranked #291 of 540 in MI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+11.1%/yr); 165 active listings in the ZIP; 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 26y 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.
• Current owner paid $145k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,981 (23.3% 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 1915 — 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: 5.47%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $173,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Iroquois Ave	0.12mi	2/1.0	1,168 (-7%)	2mo	$168,000	$144	81
545 W Territorial Rd	0.34mi	2/2.0	1,224 (-2%)	1mo	$127,000	$104	75
223 W Territorial Rd W	0.43mi	3/1.0 (+1)	1,226 (-2%)	0mo	$130,000	$106	70
329 Surby Ave	0.16mi	3/2.0 (+1)	1,177 (-6%)	6mo	$170,000	$144	68
236 Surby Ave	0.26mi	3/1.0 (+1)	1,144 (-9%)	2mo	$159,900	$140	67
64 Pleasant Ave	0.65mi	3/1.0 (+1)	1,260 (+0%)	3mo	$174,000	$138	62
552 Wentworth Ave	0.20mi	3/2.0 (+1)	1,434 (+14%)	5mo	$174,500	$122	54
169 Honey Ln	0.48mi	3/2.0 (+1)	1,144 (-9%)	2mo	$430,000	$376	52
127 W Territorial Rd	0.49mi	2/—	1,433 (+14%)	3mo	$49,000	$34	51
228 Summer St	0.45mi	3/2.0 (+1)	1,090 (-13%)	3mo	$118,750	$109	46
175 Woodrow Ave S	0.67mi	3/2.0 (+1)	1,350 (+8%)	3mo	$187,000	$139	45
100 Eldred St	0.68mi	2/1.0	1,408 (+12%)	6mo	$93,900	$67	42

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: -15.9%
• Equity multiple: 0.41×
• Total profit: $-30,509
• Equity at exit: $27,584

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-2,754
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-126

Break-even live

Break-even rent $1,580

Max offer price $162,709

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $185,000 Active 11 DOM
2. 2026-06-18
   days on market $185,000 Active 10 DOM
3. 2026-06-17
   days on market $185,000 Active 9 DOM
4. 2026-06-16
   days on market $185,000 Active 8 DOM
5. 2026-06-15
   days on market $185,000 Active 7 DOM
6. 2026-06-14
   days on market $185,000 Active 5 DOM
7. 2026-06-13
   days on market $185,000 Active 4 DOM
8. 2026-06-10
   days on market $185,000 Active 2 DOM
9. 2026-06-09
   remarks 546-char remark
10. 2026-06-09
    listed $185,000 Active 1 DOM

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: +$221/yr (+$18/mo · 9.2%)

ⓘ 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: $17,038
• − Mortgage interest: −$10,363
• − Property taxes: −$2,407
• − Insurance: −$925
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$5,382
• Taxable loss: −$4,765
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $-371/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: Lakeview School District (Calhoun)
• NCES district ID: 2620850
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $52,353
• Composite: 29.7/100
• National rank: #6455
• State rank: #291 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

+585.2% since first listed

33 events — show timeline

• 2026-06-08 Listed $185,000 MiRealSource-MiMLS
• 2026-06-08 Listed $185,000 REALCOMP
• 2026-06-08 Listed $185,000 SW Michigan MLS
• 2023-08-22 Sold (Public Records) $145,000 Public Records
• 2023-08-14 Sold (MLS) $140,000 SW Michigan MLS
• 2023-08-14 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2023-08-14 Sold (MLS) $140,000 REALCOMP
• 2023-07-04 Pending — REALCOMP
• 2023-07-04 Pending — SW Michigan MLS
• 2023-06-30 Listed $140,000 SW Michigan MLS
• 2023-06-30 Listed $140,000 MiRealSource-MiMLS
• 2023-06-30 Listed $140,000 REALCOMP
• 2020-11-06 Sold (Public Records) $65,900 Public Records
• 2020-10-26 Sold (MLS) $65,900 SW Michigan MLS
• 2020-10-26 Sold (MLS) $65,900 REALCOMP
• 2020-09-18 Pending — SW Michigan MLS
• 2020-05-12 Listing Removed — SW Michigan MLS
• 2020-05-12 Listed $64,900 MiRealSource-MiMLS
• 2020-05-12 Listed $64,900 SW Michigan MLS
• 2020-05-12 Listed $64,900 REALCOMP
• 2020-05-11 Listing Removed — MiRealSource-MiMLS
• 2020-05-11 Listing Removed — REALCOMP
• 2019-12-17 Listing Removed — MiRealSource-MiMLS
• 2019-12-17 Listing Removed — REALCOMP
• 2019-11-11 Listed $64,900 MiRealSource-MiMLS
• 2019-11-11 Listed $64,900 SW Michigan MLS
• 2019-11-11 Listed $64,900 REALCOMP
• 2019-07-30 Listing Removed — SW Michigan MLS
• 2019-06-17 Listed $59,900 MiRealSource-MiMLS
• 2019-06-17 Listed $59,900 SW Michigan MLS
• 2019-06-17 Listed $59,900 REALCOMP
• 2000-02-04 Listed $27,000 REALCOMP
• 2000-02-04 Listed $27,000 SW Michigan MLS

Property tax history

+4.2%/yr

Latest (2025): $2,407 · -25.0% YoY. Source: county tax records.