191 S Finlay Ave S · Level Park-Oak Park, MI 49037

$74,900

3 bd · 1.0 ba · 724 sqft · SingleFamily public records · 11 Days on market

Built 1920 0.62 ac lot $103/sqft · 35% below area Est $116k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

Key facts

• Double lot
• 24x30 barn
• Outdoor space

Tags

• DOUBLE LOT
• 24X30 BARN
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water
• Home design: Single-family residence; Residential property; Built in 1920
• Construction: Aluminum siding; Wood siding; Stone exterior elements; Composition shingle roof; Built in 1920; 724 total building area
• Exterior features: Paved road access; Barn(s) on the property; Well water

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; lower-income renter base — watch delinquency; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.79%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (median comp): $116,055
• List price: $74,900
• Delta: -35.46%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 S Finlay Ave	0.02mi	3/1.0	664 (-8%)	8mo	$15,000	$23	79
213 Newburn Dr	0.37mi	2/1.0 (-1)	660 (-9%)	19mo	$110,000	$167	47

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: 27.4%
• Equity multiple: 2.21×
• Total profit: $25,415
• Equity at exit: $11,168

10-year hold

• IRR: 37.7%
• Equity multiple: 5.39×
• Total profit: $92,075
• Equity at exit: $6,476

Cash invested: $20,972 (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 49037

• Home prices YoY: -29.0%
• Rents YoY: 11.8%
• Active inventory: 236
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $486

Break-even live

Break-even rent $635

Max offer price $74,900

Occupancy floor 56%

Sensitivity live

Price	-10% $528	-5% $507	+0% $486	+5% $465	+10% $443
Rent	-10% $387	-5% $436	+0% $486	+5% $535	+10% $584
Rate	-1.0pp $523	-0.5pp $505	base $486	+0.5pp $466	+1.0pp $447

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-05
   statusdays on market $74,900 Pending 11 DOM
2. 2026-06-02
   days on market $74,900 Active 10 DOM
3. 2026-06-01
   days on market $74,900 Active 9 DOM
4. 2026-05-31
   days on market $74,900 Active 8 DOM
5. 2026-05-30
   status $74,900 Active 7 DOM

   Show marketing remark (495 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

6. 2026-05-18
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

7. 2026-05-18
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

8. 2026-05-18
   status Pending

   Show marketing remark (495 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

9. 2026-05-11
   listed $74,900 Active 495-char remark

   Show marketing remark (495 chars)

   Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

10. 2026-05-11
    listed $74,900 Active 495-char remark

    Show marketing remark (495 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

11. 2026-05-11
    listed $74,900 Active

    Show marketing remark (495 chars)

    Opportunity awaits with this 2-bedroom, 1-bath home situated on a spacious double lot. Featuring a 24x30 barn with lots of space for parking, storage or a work area, this property is perfect for investors, renovators, or buyers looking to create their dream home. The oversized lot offers ample outdoor space for gardening, entertaining, future expansion, or additional parking. Enjoy the peace and privacy of low-traffic living while still being close to local amenities, schools, and shopping.

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$109/yr (+$9/mo · 11.6%)

ⓘ 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 2/10 Low 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: $15,003
• − Mortgage interest: −$4,196
• − Property taxes: −$936
• − Insurance: −$374
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,179
• Taxable income: $4,918
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,648/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 — Level Park-Oak Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Level Park-Oak Park, 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

+0.0% since first listed

12 events — show timeline

• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-06-03 Pending — REALCOMP
• 2026-06-03 Pending — SW Michigan MLS
• 2026-05-30 Relisted — REALCOMP
• 2026-05-30 Relisted — MiRealSource-MiMLS
• 2026-05-30 Relisted — SW Michigan MLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — SW Michigan MLS
• 2026-05-11 Listed $74,900 SW Michigan MLS
• 2026-05-11 Listed $74,900 REALCOMP
• 2026-05-11 Listed $74,900 MiRealSource-MiMLS

Property tax history

-10.0%/yr

Latest (2025): $936 · -45.7% YoY. Source: county tax records.