549 Avenue A · Springfield, MI 49037

$125,500

2 bd · 1.0 ba · 845 sqft · SingleFamily public records · 2 Days on market

Built 1930 0.60 ac lot Est $141k · 11% under

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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 +16.2/30.0
• ARV discount +12.5/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home isa great opportunity for first-time buyers or anyone looking for affordable living with character and updates already completed. All offers will be reviewed on May 18 at 2:00 PM.

Key facts

• Spacious backyard
• Newer roof
• Front porch

Tags

• FRONT PORCH
• BACK DECK
• SPACIOUS BACKYARD
• PARTLY FINISHED BASEMENT
• FLEX ROOMS
• NEWER ROOF

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water; Natural gas connected
• Home design: Single-family residence; Residential property; Built in 1930
• Construction: Wood siding
• Exterior features: Paved road access; Sidewalk; 0.6-acre lot

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Wall furnace
• Interior features: Window treatments; Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $66 ($792/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 $108k (14.3% below list).
• Recommended offer: $108k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.0% in Springfield — 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 65/100 on livability (#472 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities 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 (+11.8%/yr); 236 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $868 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $45k; list at $126k implies a 179% 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 $107,567 (14.3% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $141,115
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 N 29th St	0.40mi	2/1.0	837 (-1%)	9mo	$140,000	$167	72

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: -7.7%
• Equity multiple: 0.70×
• Total profit: $-10,483
• Equity at exit: $18,712

10-year hold

• IRR: 6.9%
• Equity multiple: 1.63×
• Total profit: $22,016
• Equity at exit: $10,851

Cash invested: $35,140 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 236
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$658
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $66

Break-even live

Break-even rent $992

Max offer price $125,500

Occupancy floor 89%

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: $31,375
• Closing costs: $3,765
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
719 Avenue A Springfield, MI	1.0–2.0	1.0	623	$1,103	$1.77	13d	11	0.26mi
420 Arbor Pointe Dr Battle Creek, MI	1.0–2.0	1.0	820	$1,140	$1.39	13d	6	1.16mi
1306 W Michigan Ave Unit 06 Battle Creek, MI	1.0	1.0	700	$925	$1.32	43d	1	1.31mi
55 Stringham Rd Battle Creek, MI	1.0–2.0	1.0–1.5	850	$1,075	$1.26	13d	7	1.41mi

Listing history 14 events

1. 2026-05-18
   status Pending 1176-char remark

   Show marketing remark (999 chars)

   Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home is

2. 2026-05-18
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home is

3. 2026-05-18
   status Pending

   Show marketing remark (999 chars)

   Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home is

4. 2026-05-16
   listed $125,500 Active 1176-char remark

   Show marketing remark (999 chars)

   Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home is

5. 2026-05-16
   listed $125,500 Active 999-char remark

   Show marketing remark (999 chars)

   Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home is

6. 2026-05-16
   listed $125,500 Active

   Show marketing remark (999 chars)

   Enjoy relaxing mornings on the inviting front porch and quiet evenings on the back deck overlooking the spacious backyard perfect for entertaining, gardening, or pets. Located in an established location near downtown Battle Creek, this charming three-bedroom home offers comfort, updates, and convenience all in one package. Inside, you'll find fresh paint, newer flooring, updated carpeting upstairs and in the bedrooms, plus a partly finished basement with additional flex rooms ideal for a home office, workout area, or recreation space. Recent improvements provide peace of mind, including a newer roof, updated furnace, PEX plumbing, added upstairs wall heater, and refreshed finishes throughout. The detached garage adds extra storage and convenience. Located close to local parks, schools, shopping, and dining, with easy access to major roads for commuting. Convenient to attractions like Binder Park Zoo, Kellogg Arena, and the vibrant downtown Battle Creek area, this move-in ready home is

7. 2014-09-25
   historical
8. 2005-08-17
   historical
9. 2005-02-17
   listed $84,900
10. 2005-02-17
    listed $84,900
11. 1998-03-13
    soldstatus $45,000
12. 1998-03-13
    soldstatus $45,000
13. 1998-01-27
    listed $44,900
14. 1998-01-27
    listed $44,900

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$526/yr (+$44/mo · 59.8%)

ⓘ 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: $12,908
• − Mortgage interest: −$7,030
• − Property taxes: −$880
• − Insurance: −$628
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$3,651
• Taxable loss: −$1,346
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,115/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 — Springfield

• Score: 65/100
• State rank: #472
• US rank: #13384

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, MI
• County: Calhoun County · 91,590 people
• Metro: Battle Creek, MI
• Population (ZIP): 20,550
• Household income: $42,690
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 717.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 23% Two or more races 11% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 2% 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: ▼ -111.62%
• Current HPI: 273.2446
• Rent YoY: ▲ 11.76%
• 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

+179.5% since first listed

14 events — show timeline

• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — SW Michigan MLS
• 2026-05-16 Listed $125,500 SW Michigan MLS
• 2026-05-16 Listed $125,500 MiRealSource-MiMLS
• 2026-05-16 Listed $125,500 REALCOMP
• 2014-09-25 Listing Removed — SW Michigan MLS
• 2005-08-17 Listing Removed — REALCOMP
• 2005-02-17 Listed $84,900 REALCOMP
• 2005-02-17 Listed $84,900 SW Michigan MLS
• 1998-03-13 Sold (MLS) $45,000 REALCOMP
• 1998-03-13 Sold (MLS) $45,000 SW Michigan MLS
• 1998-01-27 Listed $44,900 REALCOMP
• 1998-01-27 Listed $44,900 SW Michigan MLS

Property tax history

-2.9%/yr

Latest (2025): $880 · -30.9% YoY. Source: county tax records.