17 Tennyson Ave · Battle Creek, MI 49015

$160,000

3 bd · 2.5 ba · 1,696 sqft · SingleFamily public records · 114 Days on market

Built 1924 4,792 sqft lot $94/sqft · 138% above 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• 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 property checks multiple boxes:✔ Expanding your rental portfolio✔ Looking for steady cash flow✔ Interested in ''house hacking'' by living in one unit and renting the others✔ Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

Key facts

• One bedroom unit
• Two bedroom unit
• Near shopping

Tags

• HIGHLY DESIRABLE UNIT MIX
• STUDIO APARTMENT
• ONE BEDROOM UNIT
• TWO BEDROOM UNIT
• BATTLE CREEK LOCATION
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $147k (8.1% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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 (+11.1%/yr); 165 active listings in the ZIP; 2 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 $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 33y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $160k implies a 2872% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 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 1924 — 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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (median comp): $67,328
• List price: $160,000
• Delta: 137.64%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Boulder St	0.18mi	2/2.0 (-1)	1,689 (-0%)	5mo	$132,500	$78	80
27 Phelps Ave	0.29mi	4/2.0 (+1)	1,642 (-3%)	3mo	$150,000	$91	72
176 W Fountain St	0.42mi	4/2.0 (+1)	1,749 (+3%)	1mo	$180,000	$103	68
227 Eldred St	0.68mi	3/2.5	1,717 (+1%)	2mo	$175,000	$102	64
90 Spring St	0.54mi	3/2.0	1,768 (+4%)	6mo	$159,000	$90	60
210 Battle Creek Ave	0.40mi	3/1.5	1,543 (-9%)	3mo	$95,500	$62	60
15 Pioneer St	0.74mi	3/1.0	1,697 (+0%)	1mo	$235,000	$138	59
10 Goguac St W	0.16mi	4/3.5 (+1)	1,950 (+15%)	1mo	$70,000	$36	58
116 W Territorial Rd W	0.68mi	4/2.0 (+1)	1,741 (+3%)	5mo	$80,000	$46	53
15 Marine Dr	0.57mi	4/1.0 (+1)	1,666 (-2%)	8mo	$237,000	$142	53
349 Goguac St W	0.70mi	3/1.5	1,498 (-12%)	5mo	$144,001	$96	40
232 Eldred St	0.69mi	4/1.5 (+1)	1,561 (-8%)	10mo	$137,000	$88	37

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,013
• Equity at exit: $23,857

10-year hold

• IRR: 10.3%
• Equity multiple: 1.97×
• Total profit: $43,479
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $176

Break-even live

Break-even rent $1,249

Max offer price $160,000

Occupancy floor 83%

Sensitivity live

Price	-10% $266	-5% $221	+0% $176	+5% $130	+10% $85
Rent	-10% $59	-5% $118	+0% $176	+5% $234	+10% $292
Rate	-1.0pp $256	-0.5pp $216	base $176	+0.5pp $134	+1.0pp $92

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	1.08mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	44d	3	1.28mi

Listing history 40 events

1. 2026-06-19
   days on market $160,000 Active 114 DOM
2. 2026-06-18
   days on market $160,000 Active 113 DOM
3. 2026-06-17
   days on market $160,000 Active 112 DOM
4. 2026-06-16
   days on market $160,000 Active 111 DOM
5. 2026-06-15
   days on market $160,000 Active 110 DOM
6. 2026-06-14
   days on market $160,000 Active 108 DOM
7. 2026-06-13
   days on market $160,000 Active 107 DOM
8. 2026-06-10
   days on market $160,000 Active 105 DOM
9. 2026-06-09
   days on market $160,000 Active 104 DOM
10. 2026-06-08
    days on market $160,000 Active 103 DOM
11. 2026-06-07
    days on market $160,000 Active 102 DOM
12. 2026-06-05
    days on market $160,000 Active 99 DOM
13. 2026-06-02
    days on market $160,000 Active 97 DOM
14. 2026-06-01
    days on market $160,000 Active 96 DOM
15. 2026-05-31
    days on market $160,000 Active 95 DOM
16. 2026-05-30
    days on market $160,000 Active 94 DOM
17. 2026-05-14
    price $160,000 983-char remark

    Show marketing remark (983 chars)

    This property checks multiple boxes:✔ Expanding your rental portfolio✔ Looking for steady cash flow✔ Interested in ''house hacking'' by living in one unit and renting the others✔ Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

18. 2026-05-13
    price $160,000 1035-char remark

    Show marketing remark (1035 chars)

    This property checks multiple boxes:G£ö Expanding your rental portfolioG£ö Looking for steady cash flowG£ö Interested in ''house hacking'' by living in one unit and renting the othersG£ö Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

19. 2026-04-25
    price $165,000 983-char remark

    Show marketing remark (983 chars)

    This property checks multiple boxes:✔ Expanding your rental portfolio✔ Looking for steady cash flow✔ Interested in ''house hacking'' by living in one unit and renting the others✔ Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

20. 2026-04-24
    price $165,000 1035-char remark

    Show marketing remark (1035 chars)

    This property checks multiple boxes:G£ö Expanding your rental portfolioG£ö Looking for steady cash flowG£ö Interested in ''house hacking'' by living in one unit and renting the othersG£ö Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

21. 2026-02-26
    listed $175,000 Active 983-char remark

    Show marketing remark (1035 chars)

    This property checks multiple boxes:G£ö Expanding your rental portfolioG£ö Looking for steady cash flowG£ö Interested in ''house hacking'' by living in one unit and renting the othersG£ö Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

22. 2026-02-26
    listed $175,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    This property checks multiple boxes:G£ö Expanding your rental portfolioG£ö Looking for steady cash flowG£ö Interested in ''house hacking'' by living in one unit and renting the othersG£ö Or searching for a value-added opportunity. Let me introduce you to 17 Tennyson Avenue in Battle Creek -- a three-unit multifamily property offering flexibility, income potential, and long-term upside. This property features a highly desirable unit mix: -A Studio apartment - ideal for single tenants seeking affordability- A one-bedroom unit - always in demand and easy to lease- A spacious two-bedroom unit - attractive for long-term rentersThis is an excellent opportunity to own a three-unit multifamily property in a desirable Battle Creek location. Conveniently located near shopping, dining, schools, and major roadways, this property appeals to tenants seeking accessibility and neighborhood charm. New roof 2023 and multiple updates. Call/Text Karen Woods @ [phone] for a private showing.

23. 2025-12-14
    historical
24. 2025-12-14
    historical
25. 2025-06-24
    price $175,000
26. 2025-06-23
    price $175,000
27. 2025-04-14
    price $180,000
28. 2025-04-14
    price $180,000
29. 2025-01-29
    price $189,000
30. 2025-01-29
    price $189,000
31. 2024-11-11
    listed $200,000 Active
32. 2024-11-11
    listed $200,000 Active
33. 2018-07-20
    soldstatus $5,383
34. 2018-07-20
    soldstatus $5,383 Sold
35. 2018-07-13
    status Pending
36. 2018-04-17
    listed $8,480
37. 2018-04-17
    listed $8,480 Active
38. 2018-04-17
    listed $8,480
39. 1995-03-24
    soldstatus $24,000
40. 1993-08-04
    listed $27,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,717 · $143/mo
• Expected delta: +$747/yr (+$62/mo · 77.1%)

ⓘ 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: $17,653
• − Mortgage interest: −$8,962
• − Property taxes: −$969
• − Insurance: −$800
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,655
• Taxable loss: −$557
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $2,242/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): 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

+492.6% since first listed

24 events — show timeline

• 2026-05-14 Price Changed $160,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $160,000 REALCOMP
• 2026-04-25 Price Changed $165,000 MiRealSource-MiMLS
• 2026-04-24 Price Changed $165,000 REALCOMP
• 2026-02-26 Listed $175,000 REALCOMP
• 2026-02-26 Listed $175,000 MiRealSource-MiMLS
• 2025-12-14 Listing Removed — REALCOMP
• 2025-12-14 Listing Removed — MiRealSource-MiMLS
• 2025-06-24 Price Changed $175,000 MiRealSource-MiMLS
• 2025-06-23 Price Changed $175,000 REALCOMP
• 2025-04-14 Price Changed $180,000 MiRealSource-MiMLS
• 2025-04-14 Price Changed $180,000 REALCOMP
• 2025-01-29 Price Changed $189,000 MiRealSource-MiMLS
• 2025-01-29 Price Changed $189,000 REALCOMP
• 2024-11-11 Listed $200,000 REALCOMP
• 2024-11-11 Listed $200,000 MiRealSource-MiMLS
• 2018-07-20 Sold (MLS) $5,383 SW Michigan MLS
• 2018-07-20 Sold (MLS) $5,383 REALCOMP
• 2018-07-13 Pending — SW Michigan MLS
• 2018-04-17 Listed $8,480 MiRealSource-MiMLS
• 2018-04-17 Listed $8,480 SW Michigan MLS
• 2018-04-17 Listed $8,480 REALCOMP
• 1995-03-24 Sold (MLS) $24,000 SW Michigan MLS
• 1993-08-04 Listed $27,000 SW Michigan MLS

Property tax history

-1.4%/yr

Latest (2025): $969 · -25.2% YoY. Source: county tax records.