335 Cohasset Ave · Brownlee Park, MI 49014

$114,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 99 Days on market

Built 1930 0.44 ac lot $94/sqft · at area comps Est $116k · at est.

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.9/15.0
• 1% rule +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

Key facts

• Half-acre lot
• Newer furnace
• Newer water heater

Tags

• HALF-ACRE LOT
• NEWER FURNACE
• NEWER WATER HEATER
• MASSIVE 2 CAR GARAGE
• PARTIALLY FENCED YARD
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.8% in Brownlee Park — 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 66/100 on livability (#429 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute 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; 3 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 $794 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 $70k; list at $115k implies a 64% 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (median comp): $115,971
• List price: $114,900
• Delta: -0.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Cohasset Ave	0.00mi	3/1.0	1,224 (0%)	0mo	$80,000	$65	100
504 Funston Ave	0.10mi	2/1.0 (-1)	1,152 (-6%)	21mo	$60,000	$52	63
255 Livingston St	0.24mi	3/1.5	1,080 (-12%)	6mo	$79,500	$74	63
202 N Princeton St	0.41mi	3/2.0	1,258 (+3%)	16mo	$139,900	$111	59
202 N Princeton St	0.44mi	3/2.0	1,258 (+3%)	16mo	$139,900	$111	57
140 S Princeton St	0.64mi	2/1.0 (-1)	1,163 (-5%)	7mo	$159,000	$137	51
138 Rook St	0.61mi	2/1.0 (-1)	1,100 (-10%)	5mo	$110,000	$100	45

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,119
• Equity at exit: $17,132

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $19,286
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $260

Break-even live

Break-even rent $883

Max offer price $114,900

Occupancy floor 74%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1975 Columbia Ave E Battle Creek, MI	1.0–3.0	1.0	761	$1,109	$1.46	43d	16	0.92mi
744 E Michigan Ave Unit 11 Battle Creek, MI	2.0	1.0	800	$1,050	$1.31	43d	1	0.93mi
775 Wagner Dr Battle Creek, MI	1.0–2.0	1.0	772	$1,085	$1.40	43d	6	1.07mi

Listing history 11 events

1. 2026-03-21
   price $114,900 667-char remark

   Show marketing remark (667 chars)

   Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

2. 2026-03-20
   price $114,900 667-char remark

   Show marketing remark (667 chars)

   Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

3. 2026-03-20
   price $114,900

   Show marketing remark (667 chars)

   Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

4. 2026-02-18
   listed $119,900 Active 667-char remark

   Show marketing remark (667 chars)

   Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

5. 2026-02-18
   listed $119,900 Active 667-char remark

   Show marketing remark (667 chars)

   Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

6. 2026-02-18
   listed $119,900 Active

   Show marketing remark (667 chars)

   Unlock the potential in this 3-bedroom, 1-bath diamond in the rough! Situated on a sprawling half-acre lot in Emmett Township, this property is the perfect addition to your portfolio. The ''heavy lifting'' is already started with a newer furnace and newer water heater, providing peace of mind for your renovation. Features a massive 2+ car garage perfect for storage or a workshop. Strategically located just off Michigan Ave for an easy commute to the Kellogg factory and only 3 miles from FireKeepers Casino. Partially fenced yard and a prime location make this a must-see for those looking to build instant equity. Sold as-is--bring your vision and your toolbelt!

7. 2007-03-07
   soldstatus $70,000
8. 1994-07-08
   soldstatus $44,500
9. 1994-07-08
   soldstatus $44,500
10. 1994-03-08
    listed $45,900
11. 1994-03-08
    listed $45,900

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$603/yr (+$50/mo · 106.9%)

ⓘ 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 6 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,539
• − Mortgage interest: −$6,436
• − Property taxes: −$564
• − Insurance: −$574
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,343
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,806/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 — Brownlee Park

• Score: 66/100
• State rank: #429
• US rank: #11906

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownlee Park, MI
• County: Calhoun County · 91,590 people
• 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

+150.3% since first listed

11 events — show timeline

• 2026-03-21 Price Changed $114,900 MiRealSource-MiMLS
• 2026-03-20 Price Changed $114,900 REALCOMP
• 2026-03-20 Price Changed $114,900 SW Michigan MLS
• 2026-02-18 Listed $119,900 SW Michigan MLS
• 2026-02-18 Listed $119,900 REALCOMP
• 2026-02-18 Listed $119,900 MiRealSource-MiMLS
• 2007-03-07 Sold (Public Records) $70,000 Public Records
• 1994-07-08 Sold (MLS) $44,500 REALCOMP
• 1994-07-08 Sold (MLS) $44,500 SW Michigan MLS
• 1994-03-08 Listed $45,900 REALCOMP
• 1994-03-08 Listed $45,900 SW Michigan MLS

Property tax history

-18.2%/yr

Latest (2025): $564 · -68.9% YoY. Source: county tax records.