243 Devon Rd · Battle Creek, MI 49015

$199,900

3 bd · 2.0 ba · 1,990 sqft · SingleFamily public records · 24 Days on market

Built 1978 0.41 ac lot Est $285k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 5 Bedroom home with 2 full bathrooms has a lot of potential. Bi level home has 3 bedrooms with 2 full bathrooms on the upper level including dining room and kitchen and living room, lower level has 2 bedrooms with a large rec room with fireplace and 2 car attached garage and storage shed. All bids be made at www. Auction. comHowever, the seller requires that all non-cash -offers must be pre-qualified by . NewRez Home Loan Division prior to offer acceptance. For the free pre-qualification Call 888-673-5521

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1978

Property features AI

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Well water; Natural gas connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1978; Aluminum siding and brick exterior; Composition roof
• Exterior features: Paved road access; Lot approximately 0.41 acres

Interior

• Kitchen: Eat-in kitchen; Pantry
• Bedrooms: Primary bedroom (11 x 15); Bedroom 2 (12 x 12); Bedroom 3 (10 x 12); Bedroom 4 (13 x 11); Bedroom 5 (11 x 10)
• Bathrooms: 2 full bathrooms; Primary bathroom (8 x 8)
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Garage door opener; Eat-in kitchen; Pantry; Wood-burning fireplace; Storm windows and screens; Full basement; Six total rooms
• Laundry & utility: Dedicated laundry room (10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (19.0% below list).
• Recommended offer: $151k (24.6% below list) — sets the bar for cash-flow.

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; 1 comparable units currently listed for rent nearby; 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

• It's been on market 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $121k; list at $200k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $150,673 (24.6% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.81% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $284,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 W Hamilton Ln	0.53mi	3/2.0	1,956 (-2%)	7mo	$279,000	$143	67
172 W Hamilton Ln	0.53mi	3/2.0	2,099 (+6%)	0mo	$273,000	$130	66
396 South Hills Dr	0.25mi	4/2.5 (+1)	2,128 (+7%)	6mo	$305,000	$143	65
215 Beckwith Dr	0.43mi	4/2.0 (+1)	1,878 (-6%)	7mo	$290,000	$154	60
127 Morningside Dr	0.65mi	3/2.0	1,900 (-4%)	6mo	$235,000	$124	57
54 Shortridge Rd	0.62mi	3/1.5	2,131 (+7%)	3mo	$260,000	$122	55
509 E Hamilton Ln	0.68mi	4/3.0 (+1)	2,020 (+2%)	6mo	$305,000	$151	52
604 Country Club Blvd	0.54mi	3/2.0	1,728 (-13%)	4mo	$273,000	$158	50
68 Birch Hill Dr	0.60mi	3/2.0	2,195 (+10%)	7mo	$315,000	$144	49
620 E Minges Rd	0.51mi	4/2.5 (+1)	2,212 (+11%)	2mo	$303,000	$137	48
66 Wealthy Ave	0.65mi	3/1.0	1,794 (-10%)	3mo	$220,000	$123	47
226 Morningside Dr	0.67mi	4/1.5 (+1)	1,776 (-11%)	4mo	$240,000	$135	40

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: -20.3%
• Equity multiple: 0.26×
• Total profit: $-41,451
• Equity at exit: $29,806

10-year hold

• IRR: -4.3%
• Equity multiple: 0.65×
• Total profit: $-19,463
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$426 /mo · $5,115/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-279

Break-even live

Break-even rent $1,972

Max offer price $150,673

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Rambling Ln Battle Creek, MI	1.0–2.0	1.0–2.5	988	$1,609	$1.63	13d	33	1.42mi

Listing history 31 events

1. 2026-06-19
   days on market $199,900 Active 24 DOM
2. 2026-06-18
   days on market $199,900 Active 23 DOM
3. 2026-06-17
   days on market $199,900 Active 22 DOM
4. 2026-06-16
   days on market $199,900 Active 21 DOM
5. 2026-06-15
   days on market $199,900 Active 20 DOM
6. 2026-06-14
   days on market $199,900 Active 18 DOM
7. 2026-06-13
   days on market $199,900 Active 17 DOM
8. 2026-06-09
   days on market $199,900 Active 16 DOM
9. 2026-06-08
   days on market $199,900 Active 15 DOM
10. 2026-06-07
    days on market $199,900 Active 14 DOM
11. 2026-06-05
    days on market $199,900 Active 11 DOM
12. 2026-06-02
    days on market $199,900 Active 9 DOM
13. 2026-06-01
    days on market $199,900 Active 8 DOM
14. 2026-05-31
    days on market $199,900 Active 7 DOM
15. 2026-05-30
    days on market $199,900 Active 6 DOM
16. 2026-05-24
    listed $199,900 Active 518-char remark

    Show marketing remark (515 chars)

    This 5 Bedroom home with 2 full bathrooms has a lot of potential. Bi level home has 3 bedrooms with 2 full bathrooms on the upper level including dining room and kitchen and living room, lower level has 2 bedrooms with a large rec room with fireplace and 2 car attached garage and storage shed. All bids be made at www. Auction. comHowever, the seller requires that all non-cash -offers must be pre-qualified by . NewRez Home Loan Division prior to offer acceptance. For the free pre-qualification Call 888-673-5521

17. 2026-05-24
    listed $199,900 Active 515-char remark

    Show marketing remark (515 chars)

    This 5 Bedroom home with 2 full bathrooms has a lot of potential. Bi level home has 3 bedrooms with 2 full bathrooms on the upper level including dining room and kitchen and living room, lower level has 2 bedrooms with a large rec room with fireplace and 2 car attached garage and storage shed. All bids be made at www. Auction. comHowever, the seller requires that all non-cash -offers must be pre-qualified by . NewRez Home Loan Division prior to offer acceptance. For the free pre-qualification Call 888-673-5521

18. 2026-05-24
    listed $199,900 Active

    Show marketing remark (515 chars)

    This 5 Bedroom home with 2 full bathrooms has a lot of potential. Bi level home has 3 bedrooms with 2 full bathrooms on the upper level including dining room and kitchen and living room, lower level has 2 bedrooms with a large rec room with fireplace and 2 car attached garage and storage shed. All bids be made at www. Auction. comHowever, the seller requires that all non-cash -offers must be pre-qualified by . NewRez Home Loan Division prior to offer acceptance. For the free pre-qualification Call 888-673-5521

19. 2014-09-26
    historical
20. 2010-02-12
    soldstatus $121,000
21. 2009-07-30
    soldstatus $105,400
22. 2009-07-30
    soldstatus $105,400
23. 2008-12-04
    listed $109,800
24. 2008-12-04
    listed $109,800
25. 2008-09-17
    historical
26. 2008-03-17
    listed $161,900
27. 2008-03-17
    listed $161,900
28. 2003-08-12
    soldstatus $158,300
29. 2003-08-12
    soldstatus $158,300
30. 2003-05-06
    listed $159,900
31. 2003-05-06
    listed $159,900

ⓘ 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: $5,115 · $426/mo
• Projected year-2 tax: $5,115 · $426/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 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: $19,430
• − Mortgage interest: −$11,198
• − Property taxes: −$5,115
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,815
• Taxable loss: −$6,806
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-1,711/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

+25.0% since first listed

16 events — show timeline

• 2026-05-24 Listed $199,900 REALCOMP
• 2026-05-24 Listed $199,900 SW Michigan MLS
• 2026-05-24 Listed $199,900 MiRealSource-MiMLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2010-02-12 Sold (Public Records) $121,000 Public Records
• 2009-07-30 Sold (MLS) $105,400 REALCOMP
• 2009-07-30 Sold (MLS) $105,400 SW Michigan MLS
• 2008-12-04 Listed $109,800 REALCOMP
• 2008-12-04 Listed $109,800 SW Michigan MLS
• 2008-09-17 Listing Removed — REALCOMP
• 2008-03-17 Listed $161,900 REALCOMP
• 2008-03-17 Listed $161,900 SW Michigan MLS
• 2003-08-12 Sold (MLS) $158,300 REALCOMP
• 2003-08-12 Sold (MLS) $158,300 SW Michigan MLS
• 2003-05-06 Listed $159,900 REALCOMP
• 2003-05-06 Listed $159,900 SW Michigan MLS

Property tax history

-7.2%/yr

Latest (2025): $5,115 · -38.1% YoY. Source: county tax records.