300 Hidden Forest Ln · Brownlee Park, MI 49014

$50,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 12 Days on market

Built 1983 0.45 ac lot ↓ 55% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON-LINE ONLY Real Estate AuctionUS Bankruptcy Court Ordered Real Estate Auction4 Residential Homes and 2 Vacant LotsOn-Line Auction opens Sunday, June 14 at NoonOn-Line Only Auction starts closing on Monday, June 22 at 1:00pmPLEASE NOTE: These are selling in 5 consecutive auctions. You must register for each auction separately and place the deposit as appropriate for each auction. Pursuant to an Order in the US Bankruptcy Case of NYA Capital, Inc. , Case No. 6:25-bk-07489-LVV and other cases, Ewald Auctions has been authorized to sell the following REAL ESTATE at Public Auction!Residential Properties require $50,000 deposit per parcel to bid:C: 300 Hidden Forest Lane, Battle Creek, MI 49014Calhoun County3 bed 2 bath, 1,656 sq ft corner lot, Built in 1983Zoned: RB, residentialParcel ID: 10-497-012-00Call Ewald Auctions at [phone] or Ray Yager for questions or to set up a showing.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1983

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas connected; Cable connected; High-speed internet available
• Home design: Ranch-style single-family home; Built in 1983
• Construction: Vinyl siding; Shingle roof; Crawl space and full basement
• Exterior features: Corner lot; Well water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Fireplace; 3 total rooms

🔨 Auction listing. The $50,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $233,496 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

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.
• Harper Creek Community Schools (rural): math 25% / reading 40% proficiency, ranked #313 of 540 in MI (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Risks & watch-outs

• Watch-outs: property tax is 7.0% of price.

Recommended offer $50,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $233,496
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Alexander Ave	0.34mi	3/1.0	1,726 (+4%)	14mo	$197,516	$114	61
140 Beaumont Dr	0.53mi	3/2.0	1,560 (-6%)	13mo	$219,400	$141	55
484 N Wattles Rd	0.53mi	3/2.0	1,450 (-12%)	3mo	$239,900	$165	52
130 Katherine	0.67mi	3/1.0	1,596 (-4%)	9mo	$200,000	$125	51
129 S French Ln	0.34mi	2/1.5 (-1)	1,520 (-8%)	15mo	$215,000	$141	51
65 W Wallace St	0.55mi	3/1.5	1,520 (-8%)	15mo	$186,000	$122	46
118 Beaumont Dr	0.55mi	3/1.5	1,848 (+12%)	12mo	$210,000	$114	43
1374 Olive St	0.49mi	3/2.0	1,413 (-15%)	15mo	$203,500	$144	40
190 Easthill Dr	0.68mi	3/2.0	1,848 (+12%)	24mo	$275,000	$149	29
149 Nixon	0.71mi	3/1.0	1,470 (-11%)	19mo	$214,500	$146	28

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: -29.9%
• Equity multiple: 0.01×
• Total profit: $-64,830
• Equity at exit: $34,815

10-year hold

• IRR: -31.2%
• Equity multiple: -0.39×
• Total profit: $-91,147
• Equity at exit: $20,188

Cash invested: $65,379 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$1,224
• Tax est. 1.5%: −$292 /mo · $3,502/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-424

Break-even live

Break-even rent $2,043

Max offer price $172,117

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: $58,374
• Closing costs: $7,005
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $50,000 Active 12 DOM
2. 2026-06-18
   days on market $50,000 Active 11 DOM
3. 2026-06-17
   days on market $50,000 Active 10 DOM
4. 2026-06-16
   days on market $50,000 Active 9 DOM
5. 2026-06-15
   days on market $50,000 Active 8 DOM
6. 2026-06-14
   days on market $50,000 Active 6 DOM
7. 2026-06-13
   days on market $50,000 Active 5 DOM
8. 2026-06-10
   days on market $50,000 Active 3 DOM
9. 2026-06-09
   days on market $50,000 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark

    Show marketing remark (898 chars)

    ON-LINE ONLY Real Estate AuctionUS Bankruptcy Court Ordered Real Estate Auction4 Residential Homes and 2 Vacant LotsOn-Line Auction opens Sunday, June 14 at NoonOn-Line Only Auction starts closing on Monday, June 22 at 1:00pmPLEASE NOTE: These are selling in 5 consecutive auctions. You must register for each auction separately and place the deposit as appropriate for each auction. Pursuant to an Order in the US Bankruptcy Case of NYA Capital, Inc. , Case No. 6:25-bk-07489-LVV and other cases, Ewald Auctions has been authorized to sell the following REAL ESTATE at Public Auction!Residential Properties require $50,000 deposit per parcel to bid:C: 300 Hidden Forest Lane, Battle Creek, MI 49014Calhoun County3 bed 2 bath, 1,656 sq ft corner lot, Built in 1983Zoned: RB, residentialParcel ID: 10-497-012-00Call Ewald Auctions at [phone] or Ray Yager for questions or to set up a showing.

11. 2026-06-07
    listed $50,000 Active 1 DOM

    Show marketing remark (898 chars)

    ON-LINE ONLY Real Estate AuctionUS Bankruptcy Court Ordered Real Estate Auction4 Residential Homes and 2 Vacant LotsOn-Line Auction opens Sunday, June 14 at NoonOn-Line Only Auction starts closing on Monday, June 22 at 1:00pmPLEASE NOTE: These are selling in 5 consecutive auctions. You must register for each auction separately and place the deposit as appropriate for each auction. Pursuant to an Order in the US Bankruptcy Case of NYA Capital, Inc. , Case No. 6:25-bk-07489-LVV and other cases, Ewald Auctions has been authorized to sell the following REAL ESTATE at Public Auction!Residential Properties require $50,000 deposit per parcel to bid:C: 300 Hidden Forest Lane, Battle Creek, MI 49014Calhoun County3 bed 2 bath, 1,656 sq ft corner lot, Built in 1983Zoned: RB, residentialParcel ID: 10-497-012-00Call Ewald Auctions at [phone] or Ray Yager for questions or to set up a showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,068
• − Mortgage interest: −$13,079
• − Property taxes: −$3,502
• − Insurance: −$1,167
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$6,793
• Taxable loss: −$9,365
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-2,843/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: Harper Creek Community Schools
• NCES district ID: 2617730
• Math proficiency: 25% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $53,979
• Composite: 28.6/100
• National rank: #6713
• State rank: #313 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

• 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

-54.5% since first listed

23 events — show timeline

• 2026-06-07 Listed $50,000 REALCOMP
• 2026-06-07 Listed $50,000 SW Michigan MLS
• 2026-06-07 Listed $50,000 MiRealSource-MiMLS
• 2024-12-03 Sold (Public Records) $285,000 Public Records
• 2024-11-18 Sold (MLS) $285,000 SW Michigan MLS
• 2024-11-18 Sold (MLS) $285,000 MiRealSource-MiMLS
• 2024-11-18 Sold (MLS) $285,000 REALCOMP
• 2024-09-09 Pending — REALCOMP
• 2024-09-09 Pending — MiRealSource-MiMLS
• 2024-09-09 Pending — SW Michigan MLS
• 2024-08-18 Contingent — MiRealSource-MiMLS
• 2024-08-18 Contingent — REALCOMP
• 2024-08-18 Contingent — SW Michigan MLS
• 2024-08-07 Price Changed $275,000 MiRealSource-MiMLS
• 2024-08-06 Price Changed $275,000 REALCOMP
• 2024-08-06 Price Changed $275,000 SW Michigan MLS
• 2024-07-25 Listed $280,000 SW Michigan MLS
• 2024-07-25 Listed $280,000 MiRealSource-MiMLS
• 2024-07-25 Listed $280,000 REALCOMP
• 1994-05-24 Sold (MLS) $109,900 REALCOMP
• 1994-05-24 Sold (MLS) $109,900 SW Michigan MLS
• 1994-03-11 Listed $109,900 REALCOMP
• 1994-03-11 Listed $109,900 SW Michigan MLS

Property tax history

+11.2%/yr

Latest (2025): $5,869 · +48.2% YoY. Source: county tax records.