350 Iroquois Ave · Battle Creek, MI 49015

$118,923

2 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 40 Days on market

Built 1930 5,227 sqft lot Est $153k · 23% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

Key facts

• Bonus office space
• Sliding door access
• Spacious backyard

Tags

• BONUS OFFICE SPACE
• OFF-STREET PARKING
• SPACIOUS BACKYARD
• ATTACHED STORAGE AREA
• SLIDING DOOR ACCESS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1930; Vinyl siding; Shingle roof; Living area approximately 1,112
• Exterior features: Sidewalk; Paved road access; Public water

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Primary bedroom; Second bedroom; Office (could be used as a bedroom)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• 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 $822 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 22y 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 $28k; list at $119k implies a 325% 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 $115,355 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $153,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Iroquois Ave	0.13mi	2/1.0	1,168 (+5%)	2mo	$168,000	$144	83
236 Surby Ave	0.14mi	3/1.0 (+1)	1,144 (+3%)	2mo	$159,900	$140	82
228 Summer St	0.40mi	3/2.0 (+1)	1,090 (-2%)	3mo	$118,750	$109	67
223 W Territorial Rd W	0.26mi	3/1.0 (+1)	1,226 (+10%)	0mo	$130,000	$106	65
545 W Territorial Rd	0.28mi	2/2.0	1,224 (+10%)	1mo	$127,000	$104	65
33 Pleasant Ave	0.57mi	2/1.0	1,036 (-7%)	0mo	$130,000	$125	62
99 Winter St	0.40mi	2/1.0	964 (-13%)	2mo	$130,000	$135	58
169 Honey Ln	0.65mi	3/2.0 (+1)	1,144 (+3%)	2mo	$430,000	$376	54
243 Winter St	0.50mi	3/1.0 (+1)	960 (-14%)	0mo	$97,000	$101	49
64 Pleasant Ave	0.62mi	3/1.0 (+1)	1,260 (+13%)	3mo	$174,000	$138	41
409 Weeks Ave	0.64mi	3/1.0 (+1)	962 (-14%)	2mo	$179,900	$187	41
68 Pleasant Ave	0.63mi	3/1.0 (+1)	959 (-14%)	4mo	$133,000	$139	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: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,122
• Equity at exit: $17,732

10-year hold

• IRR: 16.2%
• Equity multiple: 2.62×
• Total profit: $54,094
• Equity at exit: $10,282

Cash invested: $33,298 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $243

Break-even live

Break-even rent $999

Max offer price $118,923

Occupancy floor 76%

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: $29,731
• Closing costs: $3,568
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Taft Ct Battle Creek, MI	1.0–2.0	1.0	762	$985	$1.29	43d	8	1.47mi

Listing history 44 events

1. 2026-06-19
   days on market $118,923 Active 40 DOM
2. 2026-06-18
   days on market $118,923 Active 39 DOM
3. 2026-06-17
   remarks 637-char remark
4. 2026-06-17
   days on market $118,923 Active 38 DOM
5. 2026-06-17
   pricestatus $118,923 Active 37 DOM
6. 2026-05-08
   status Pending 607-char remark

   Show marketing remark (607 chars)

   Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

7. 2026-05-08
   status Pending 607-char remark

   Show marketing remark (607 chars)

   Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

8. 2026-05-08
   status Pending

   Show marketing remark (607 chars)

   Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

9. 2026-04-20
   price $119,223 607-char remark

   Show marketing remark (607 chars)

   Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

10. 2026-04-20
    price $119,223 607-char remark

    Show marketing remark (607 chars)

    Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

11. 2026-04-20
    price $119,223

    Show marketing remark (607 chars)

    Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

12. 2026-04-01
    listed $123,023 Active 607-char remark

    Show marketing remark (607 chars)

    Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

13. 2026-04-01
    listed $123,023 Active 607-char remark

    Show marketing remark (607 chars)

    Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

14. 2026-04-01
    listed $123,023 Active

    Show marketing remark (607 chars)

    Charming opportunity in the desirable Lakeview School District! This 2-bedroom, 1-bath home offers a functional layout with a bonus office space, perfect for working from home, a hobby room, or additional living space. The property features off-street parking, a spacious backyard ideal for relaxing or entertaining, and an attached storage area at the rear of the home for added convenience. A sliding door provides easy access to the backyard, enhancing everyday living. Whether you're looking for a place to call home or a great addition to your portfolio, this property offers versatility and potential.

15. 2016-06-27
    soldstatus $28,000
16. 2016-06-27
    soldstatus $28,000 Sold
17. 2016-05-29
    status Pending
18. 2016-04-11
    listed $39,500 Active
19. 2016-04-11
    listed $39,500
20. 2016-03-14
    historical
21. 2016-03-14
    historical
22. 2015-11-02
    listed $39,900 Active
23. 2015-11-02
    listed $39,900
24. 2015-10-08
    historical
25. 2015-10-07
    historical
26. 2015-09-04
    listed $44,900 Active
27. 2015-04-07
    listed $44,900
28. 2014-09-15
    historical
29. 2014-09-15
    historical
30. 2008-05-08
    soldstatus $23,700
31. 2008-05-08
    soldstatus $23,700
32. 2008-03-20
    listed $24,900
33. 2008-03-20
    listed $24,900
34. 2008-03-15
    historical
35. 2008-02-10
    listed $24,900
36. 2008-02-10
    listed $24,900
37. 2008-01-30
    historical
38. 2007-10-17
    listed $29,900
39. 2007-10-17
    listed $29,900
40. 2005-09-09
    soldstatus $67,000
41. 2005-05-13
    historical
42. 2005-05-13
    historical
43. 2004-12-27
    listed $74,900
44. 2004-12-27
    listed $74,900

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,612 · $134/mo
• Expected delta: +$219/yr (+$18/mo · 15.7%)

ⓘ 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: $15,683
• − Mortgage interest: −$6,662
• − Property taxes: −$1,393
• − Insurance: −$595
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,460
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,662/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

+59.2% since first listed

39 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — SW Michigan MLS
• 2026-04-20 Price Changed $119,223 MiRealSource-MiMLS
• 2026-04-20 Price Changed $119,223 REALCOMP
• 2026-04-20 Price Changed $119,223 SW Michigan MLS
• 2026-04-01 Listed $123,023 SW Michigan MLS
• 2026-04-01 Listed $123,023 REALCOMP
• 2026-04-01 Listed $123,023 MiRealSource-MiMLS
• 2016-06-27 Sold (MLS) $28,000 SW Michigan MLS
• 2016-06-27 Sold (MLS) $28,000 REALCOMP
• 2016-05-29 Pending — SW Michigan MLS
• 2016-04-11 Listed $39,500 SW Michigan MLS
• 2016-04-11 Listed $39,500 REALCOMP
• 2016-03-14 Listing Removed — SW Michigan MLS
• 2016-03-14 Listing Removed — REALCOMP
• 2015-11-02 Listed $39,900 SW Michigan MLS
• 2015-11-02 Listed $39,900 REALCOMP
• 2015-10-08 Listing Removed — SW Michigan MLS
• 2015-10-07 Listing Removed — REALCOMP
• 2015-09-04 Listed $44,900 SW Michigan MLS
• 2015-04-07 Listed $44,900 REALCOMP
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2008-05-08 Sold (MLS) $23,700 REALCOMP
• 2008-05-08 Sold (MLS) $23,700 SW Michigan MLS
• 2008-03-20 Listed $24,900 REALCOMP
• 2008-03-20 Listed $24,900 SW Michigan MLS
• 2008-03-15 Listing Removed — REALCOMP
• 2008-02-10 Listed $24,900 REALCOMP
• 2008-02-10 Listed $24,900 SW Michigan MLS
• 2008-01-30 Listing Removed — REALCOMP
• 2007-10-17 Listed $29,900 REALCOMP
• 2007-10-17 Listed $29,900 SW Michigan MLS
• 2005-09-09 Sold (Public Records) $67,000 Public Records
• 2005-05-13 Listing Removed — REALCOMP
• 2005-05-13 Listing Removed — SW Michigan MLS
• 2004-12-27 Listed $74,900 REALCOMP
• 2004-12-27 Listed $74,900 SW Michigan MLS

Property tax history

-5.2%/yr

Latest (2025): $1,393 · -32.4% YoY. Source: county tax records.