415 Orleans Ave · Battle Creek, MI 49015

$124,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 85 Days on market

Built 1941 5,619 sqft lot $160/sqft · 5% above area Est $149k · 16% under

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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 +17.7/30.0
• ARV discount +14.8/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

Key facts

• Hardwood flooring
• Formal dining room
• Convenient mud room

Tags

• COZY FIREPLACE
• FORMAL DINING ROOM
• CONVENIENT MUD ROOM
• FULL BASEMENT
• HARDWOOD FLOORING
• LARGE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (6.0% below list).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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); 168 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 $864 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 28y 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 $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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: 0.94% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $149,010
• List price: $124,900
• Delta: -16.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Orleans Ave	0.05mi	2/1.0	840 (+8%)	2mo	$149,000	$177	83
539 Iroquois Ave	0.18mi	2/1.0	728 (-7%)	2mo	$155,000	$213	79
137 Winter St	0.31mi	2/1.0	876 (+12%)	3mo	$95,000	$108	63
120 Woodrow Ave S	0.74mi	2/1.0	772 (-1%)	2mo	$168,000	$218	62
236 W Burnham St	0.47mi	2/1.0	829 (+6%)	7mo	$110,000	$133	62
268 Battle Creek Ave	0.73mi	2/1.0	774 (-1%)	6mo	$79,000	$102	60
136 Wiltshire Ave	0.67mi	2/1.0	720 (-8%)	1mo	$165,000	$229	55
105 N Woodrow Ave	0.64mi	2/1.0	720 (-8%)	3mo	$143,000	$199	55
100 Wiltshire Ave	0.58mi	3/1.0 (+1)	721 (-8%)	2mo	$118,500	$164	54
171 Goguac St W	0.71mi	2/1.0	834 (+7%)	8mo	$69,500	$83	48
296 Meachem Ave	0.48mi	2/1.5	889 (+14%)	7mo	$98,500	$111	46
324 Burr St	0.56mi	3/1.0 (+1)	888 (+14%)	7mo	$62,900	$71	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: -5.6%
• Equity multiple: 0.78×
• Total profit: $-7,646
• Equity at exit: $18,623

10-year hold

• IRR: 9.1%
• Equity multiple: 1.85×
• Total profit: $29,798
• Equity at exit: $10,799

Cash invested: $34,972 (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: 168
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $100

Break-even live

Break-even rent $1,047

Max offer price $124,900

Occupancy floor 86%

Sensitivity live

Price	-10% $171	-5% $136	+0% $100	+5% $65	+10% $30
Rent	-10% $8	-5% $54	+0% $100	+5% $147	+10% $193
Rate	-1.0pp $163	-0.5pp $132	base $100	+0.5pp $68	+1.0pp $35

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Riverside Dr Battle Creek, MI	1.0	1.0	650	$935	$1.44	45d	1	1.09mi

Listing history 50 events

1. 2026-06-16
   days on market $124,900 Active 85 DOM
2. 2026-06-15
   days on market $124,900 Active 84 DOM
3. 2026-06-14
   days on market $124,900 Active 82 DOM
4. 2026-06-13
   days on market $124,900 Active 81 DOM
5. 2026-06-10
   days on market $124,900 Active 79 DOM
6. 2026-06-09
   days on market $124,900 Active 78 DOM
7. 2026-06-08
   days on market $124,900 Active 77 DOM
8. 2026-06-07
   days on market $124,900 Active 76 DOM
9. 2026-06-05
   days on market $124,900 Active 73 DOM
10. 2026-06-02
    days on market $124,900 Active 71 DOM
11. 2026-06-01
    days on market $124,900 Active 70 DOM
12. 2026-05-31
    days on market $124,900 Active 69 DOM
13. 2026-05-30
    days on market $124,900 Active 68 DOM
14. 2026-04-21
    price $124,900 968-char remark

    Show marketing remark (968 chars)

    This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

15. 2026-04-20
    price $124,900 968-char remark

    Show marketing remark (968 chars)

    This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

16. 2026-04-20
    price $124,900

    Show marketing remark (968 chars)

    This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

17. 2026-03-23
    listed $130,000 Active 968-char remark

    Show marketing remark (968 chars)

    This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

18. 2026-03-23
    listed $130,000 Active 968-char remark

    Show marketing remark (968 chars)

    This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

19. 2026-03-23
    listed $130,000 Active

    Show marketing remark (968 chars)

    This charming, well loved 2-bedroom, 1 full bath home offers a fantastic opportunity for first-time buyers or anyone looking to build equity. Inside, you'll find a spacious living room with a cozy fireplace, a formal dining room, and a kitchen that opens nicely to the dining area--perfect for everyday living and entertaining. The home features a convenient mud room, a full basement with great potential to be finished for additional living space, and hardwood flooring hidden beneath the current flooring just waiting to be uncovered. Outside, enjoy a large fenced-in backyard, ideal for pets, play, or relaxing evenings, along with a 1-car detached garage. Located in the desirable Lakeview School District and just minutes from restaurants and grocery stores, this home combines comfort, convenience, and value. With a newer roof (2018) already in place, all that's left is your personal touch. A great starter home with room to grow--don't miss this opportunity!

20. 2018-10-12
    soldstatus $65,000
21. 2018-09-28
    soldstatus $65,000
22. 2018-09-28
    soldstatus $65,000 Sold
23. 2018-09-28
    soldstatus $65,000
24. 2018-07-18
    status Pending
25. 2018-06-22
    listed $69,000
26. 2018-06-22
    listed $69,000 Active
27. 2018-06-22
    listed $69,000
28. 2018-04-29
    historical
29. 2018-04-28
    historical
30. 2018-04-28
    historical
31. 2018-04-27
    status Active
32. 2018-03-26
    status Pending
33. 2018-03-15
    price $69,900
34. 2018-01-29
    historical
35. 2018-01-29
    listed $69,900
36. 2018-01-29
    listed $74,900 Active
37. 2018-01-29
    listed $69,900
38. 2018-01-28
    historical
39. 2017-12-14
    price $74,900
40. 2017-10-28
    listed $79,900 Active
41. 2017-10-28
    listed $74,900
42. 2014-09-26
    historical
43. 2014-09-24
    historical
44. 2014-09-15
    historical
45. 2012-01-26
    soldstatus $49,000
46. 2012-01-13
    soldstatus $49,000
47. 2012-01-13
    soldstatus $49,000
48. 2011-09-19
    listed $49,900
49. 2011-09-19
    listed $49,900
50. 2009-01-18
    historical

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$241/yr (+$20/mo · 16.7%)

ⓘ 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: $14,090
• − Mortgage interest: −$6,996
• − Property taxes: −$1,442
• − Insurance: −$624
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,633
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,411/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

+56.3% since first listed

49 events — show timeline

• 2026-04-21 Price Changed $124,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $124,900 REALCOMP
• 2026-04-20 Price Changed $124,900 SW Michigan MLS
• 2026-03-23 Listed $130,000 REALCOMP
• 2026-03-23 Listed $130,000 SW Michigan MLS
• 2026-03-23 Listed $130,000 MiRealSource-MiMLS
• 2018-10-12 Sold (Public Records) $65,000 Public Records
• 2018-09-28 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2018-09-28 Sold (MLS) $65,000 SW Michigan MLS
• 2018-09-28 Sold (MLS) $65,000 REALCOMP
• 2018-07-18 Pending — SW Michigan MLS
• 2018-06-22 Listed $69,000 MiRealSource-MiMLS
• 2018-06-22 Listed $69,000 SW Michigan MLS
• 2018-06-22 Listed $69,000 REALCOMP
• 2018-04-29 Listing Removed — SW Michigan MLS
• 2018-04-28 Listing Removed — MiRealSource-MiMLS
• 2018-04-28 Listing Removed — REALCOMP
• 2018-04-27 Relisted — SW Michigan MLS
• 2018-03-26 Pending — SW Michigan MLS
• 2018-03-15 Price Changed $69,900 SW Michigan MLS
• 2018-01-29 Listing Removed — SW Michigan MLS
• 2018-01-29 Listed $69,900 MiRealSource-MiMLS
• 2018-01-29 Listed $74,900 SW Michigan MLS
• 2018-01-29 Listed $69,900 REALCOMP
• 2018-01-28 Listing Removed — REALCOMP
• 2017-12-14 Price Changed $74,900 SW Michigan MLS
• 2017-10-28 Listed $79,900 SW Michigan MLS
• 2017-10-28 Listed $74,900 REALCOMP
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2012-01-26 Sold (Public Records) $49,000 Public Records
• 2012-01-13 Sold (MLS) $49,000 REALCOMP
• 2012-01-13 Sold (MLS) $49,000 SW Michigan MLS
• 2011-09-19 Listed $49,900 REALCOMP
• 2011-09-19 Listed $49,900 SW Michigan MLS
• 2009-01-18 Listing Removed — REALCOMP
• 2008-03-18 Listed $65,000 REALCOMP
• 2008-03-18 Listed $65,000 SW Michigan MLS
• 2008-03-09 Listing Removed — REALCOMP
• 2007-09-09 Listed $79,900 REALCOMP
• 2007-09-09 Listed $79,900 SW Michigan MLS
• 2000-06-07 Listing Removed — REALCOMP
• 2000-06-07 Listing Removed — SW Michigan MLS
• 2000-03-13 Listed $78,900 REALCOMP
• 2000-03-13 Listed $78,900 SW Michigan MLS
• 1999-05-23 Listing Removed — REALCOMP
• 1998-11-23 Listed $79,900 REALCOMP
• 1998-11-23 Listed $79,900 SW Michigan MLS

Property tax history

-2.1%/yr

Latest (2025): $1,442 · -25.0% YoY. Source: county tax records.