562 W Van Buren St · Battle Creek, MI 49037

$21,900

4 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 298 Days on market

Built 1930 5,489 sqft lot $15/sqft · 77% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

Key facts

• New roof
• 5,489 sq ft lot
• Built 1930

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
• Cap rate 62.4% 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: Rents rising fast (+11.8%/yr); 237 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); 67% 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 41% 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 $151 of loan paydown is wiped out by about $657 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $3k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $22k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 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 1930 — 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. 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?
7. 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.
8. 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.
9. 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: 6.70% ✓
• Cap rate: 62.41%
• Cash-on-cash: 200.44%
• DSCR: 9.92
• GRM: 1.2

CMA / ARV

• ARV (median comp): $95,099
• List price: $21,900
• Delta: -76.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
396 Upton Ave	0.53mi	4/1.5	1,444 (+0%)	0mo	$39,000	$27	73
111 Greenwood Ave	0.40mi	3/1.5 (-1)	1,440 (-0%)	14mo	$184,500	$128	63
527 Jackson St W	0.15mi	3/1.0 (-1)	1,244 (-14%)	12mo	$60,500	$49	55
207 N Wood St	0.37mi	3/1.5 (-1)	1,520 (+5%)	21mo	$125,000	$82	49
46 Walter Ave	0.72mi	4/2.0	1,580 (+10%)	8mo	$150,500	$95	40
142 Greenwood Ave	0.36mi	3/2.5 (-1)	1,620 (+12%)	14mo	$130,000	$80	40
244 Parkway Dr	0.57mi	3/2.0 (-1)	1,308 (-9%)	22mo	$125,000	$96	30

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: —
• Equity multiple: 12.33×
• Total profit: $69,454
• Equity at exit: $3,265

10-year hold

• IRR: —
• Equity multiple: 30.33×
• Total profit: $179,835
• Equity at exit: $1,894

Cash invested: $6,132 (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: 237
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$11 /mo · $137/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $1,024

Break-even live

Break-even rent $171

Max offer price $21,900

Occupancy floor 25%

Sensitivity live

Price	-10% $1,037	-5% $1,030	+0% $1,024	+5% $1,018	+10% $1,012
Rent	-10% $908	-5% $966	+0% $1,024	+5% $1,082	+10% $1,140
Rate	-1.0pp $1,035	-0.5pp $1,030	base $1,024	+0.5pp $1,019	+1.0pp $1,013

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: $5,475
• Closing costs: $657
• 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	45d	3	0.94mi
449 24th St N Springfield, MI	3.0	1.5	1227	$1,550	$1.26	45d	1	1.17mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	22d	3	1.25mi

Listing history 32 events

1. 2026-06-21
   days on market $21,900 Active 298 DOM
2. 2026-06-19
   days on market $21,900 Active 296 DOM
3. 2026-06-18
   days on market $21,900 Active 295 DOM
4. 2026-06-17
   days on market $21,900 Active 294 DOM
5. 2026-06-16
   days on market $21,900 Active 293 DOM
6. 2026-06-15
   days on market $21,900 Active 292 DOM
7. 2026-06-14
   days on market $21,900 Active 290 DOM
8. 2026-06-13
   days on market $21,900 Active 289 DOM
9. 2026-06-10
   days on market $21,900 Active 287 DOM
10. 2026-06-09
    days on market $21,900 Active 286 DOM
11. 2026-06-08
    days on market $21,900 Active 285 DOM
12. 2026-06-07
    days on market $21,900 Active 284 DOM
13. 2026-06-05
    days on market $21,900 Active 281 DOM
14. 2026-06-02
    days on market $21,900 Active 279 DOM
15. 2026-06-01
    days on market $21,900 Active 278 DOM
16. 2026-05-31
    days on market $21,900 Active 277 DOM
17. 2026-05-30
    days on market $21,900 Active 276 DOM
18. 2026-03-07
    price $21,900 846-char remark

    Show marketing remark (846 chars)

    This fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

19. 2026-03-06
    price $21,900 846-char remark

    Show marketing remark (846 chars)

    This fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

20. 2026-03-06
    price $21,900

    Show marketing remark (846 chars)

    This fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

21. 2025-08-27
    listed $25,000 Active 846-char remark

    Show marketing remark (846 chars)

    This fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

22. 2025-08-27
    listed $25,000 Active 846-char remark

    Show marketing remark (846 chars)

    This fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

23. 2025-08-27
    listed $25,000 Active

    Show marketing remark (846 chars)

    This fixer has a new roof but will need your finishing touches. House is available through the Calhoun County Land Bank's Transform This Home (TTH) Program. TTH is for those who want to purchase & restore a home for their primary residence but is also open to investors who wish to transform a residence into a viable rental unit or to resell to an owner-occupied buyer. Preference will be given to primary residence applicants. Program guidelines require the applicant to establish a rehabilitation plan & have resources to successfully complete rehabilitation to occupancy within 12 months. Additional inspections will be required by the city. All offers will be reviewed on the 1st & 3rd Friday of each month. Per Seller, if pof & prelim questionnaire do not accompany offer, it will not be submitted for consideration.

24. 2021-03-23
    soldstatus $6,600 Sold
25. 2021-03-23
    soldstatus $6,600 Sold
26. 2021-02-05
    status Pending
27. 2021-02-05
    status Pending
28. 2020-09-18
    price $9,900
29. 2020-08-10
    price $11,900
30. 2020-05-11
    listed $9,900 Active
31. 2020-05-11
    listed $13,900 Active
32. 2020-05-11
    listed $9,900

ⓘ 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: $137 · $11/mo
• Projected year-2 tax: $237 · $20/mo
• Expected delta: +$100/yr (+$8/mo · 73.2%)

ⓘ 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 ≥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: $17,614
• − Mortgage interest: −$1,227
• − Property taxes: −$137
• − Insurance: −$110
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$637
• Taxable income: $12,686
• Est. tax owed @ 24.0%: −$3,045
• After-tax cash flow: $9,246/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

+121.2% since first listed

15 events — show timeline

• 2026-03-07 Price Changed $21,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $21,900 REALCOMP
• 2026-03-06 Price Changed $21,900 SW Michigan MLS
• 2025-08-27 Listed $25,000 REALCOMP
• 2025-08-27 Listed $25,000 SW Michigan MLS
• 2025-08-27 Listed $25,000 MiRealSource-MiMLS
• 2021-03-23 Sold (MLS) $6,600 SW Michigan MLS
• 2021-03-23 Sold (MLS) $6,600 REALCOMP
• 2021-02-05 Pending — REALCOMP
• 2021-02-05 Pending — SW Michigan MLS
• 2020-09-18 Price Changed $9,900 SW Michigan MLS
• 2020-08-10 Price Changed $11,900 SW Michigan MLS
• 2020-05-11 Listed $9,900 MiRealSource-MiMLS
• 2020-05-11 Listed $13,900 SW Michigan MLS
• 2020-05-11 Listed $9,900 REALCOMP

Property tax history

-75.1%/yr

Latest (2023): $137 · -75.1% YoY. Source: county tax records.