55 Mckinley Ave S · Battle Creek, MI 49017

$55,000

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 9 Days on market

Built 1948 0.30 ac lot $41/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful character and endless potential make this a great investment opportunity in Battle Creek! This 4-bedroom home features original woodwork, spacious living areas, and a welcoming covered front porch perfect for relaxing. Situated on an extra large lot with plenty of outdoor space and potential, this property is conveniently located near shopping, restaurants, parks, schools, and other local amenities. Whether you're looking to expand your investment portfolio or restore a home with charm and character, this property offers plenty of opportunity. Property is being sold AS-IS.

Key facts

• Covered front porch
• Extra large lot
• Outdoor space

Tags

• ORIGINAL WOODWORK
• COVERED FRONT PORCH
• EXTRA LARGE LOT
• OUTDOOR SPACE

Property features AI

Finance

• Other: Paved public-maintained road access; Lot dimensions approximately 99 x 131 (about 0.3 acres); Directions: From downtown, proceed E on Capital Ave NE; turn S on McKinley Ave S and the home will be on the left.
• Financial info: Annual tax amount listed
• HOA & community: Sidewalks in the neighborhood

Exterior

• Parking: Detached garage
• Security: No security features provided
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residential; 2 stories; Aluminum siding construction
• Construction: Asphalt shingle roof
• Exterior features: Covered screened porch; Porch

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 8 total rooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas water heater; Full basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 22.5% 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: 148 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 $380 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 30y 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 $40k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1948 — 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. 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?
4. 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.
5. 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.
6. 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: 2.60% ✓
• Cap rate: 22.54%
• Cash-on-cash: 58.03%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (median comp): $121,623
• List price: $55,000
• Delta: -54.78%
• 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
55 Mckinley Ave S	0.00mi	4/1.0	1,344 (0%)	1mo	$40,000	$30	99
144 Orchard Ave	0.43mi	3/2.0 (-1)	1,385 (+3%)	1mo	$200,000	$144	65
20 Fairview Ave	0.37mi	4/1.0	1,496 (+11%)	1mo	$162,000	$108	63
83 Magnolia Ave	0.46mi	3/1.0 (-1)	1,260 (-6%)	2mo	$142,500	$113	61
39 N Broad St	0.25mi	3/2.5 (-1)	1,206 (-10%)	4mo	$173,000	$143	57
63 N Wabash Ave N	0.27mi	3/1.0 (-1)	1,536 (+14%)	2mo	$75,000	$49	57
26 E Ave N	0.43mi	3/2.0 (-1)	1,452 (+8%)	5mo	$43,000	$30	53
26 E Ave	0.43mi	3/2.0 (-1)	1,452 (+8%)	5mo	$43,000	$30	53
80 Piper Ave	0.51mi	4/1.0	1,522 (+13%)	3mo	$134,000	$88	52
192 Hunter St	0.61mi	3/2.0 (-1)	1,250 (-7%)	2mo	$185,000	$148	49
261 E Emmett St E	0.59mi	3/1.0 (-1)	1,176 (-12%)	3mo	$65,000	$55	44
160 Harvard St	0.72mi	3/1.5 (-1)	1,506 (+12%)	6mo	$155,000	$103	34

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: 56.6%
• Equity multiple: 3.50×
• Total profit: $38,543
• Equity at exit: $8,201

10-year hold

• IRR: 61.5%
• Equity multiple: 7.15×
• Total profit: $94,737
• Equity at exit: $4,755

Cash invested: $15,400 (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 49017

• Home prices YoY: -32.2%
• Active inventory: 148
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $745

Break-even live

Break-even rent $488

Max offer price $55,000

Occupancy floor 43%

Sensitivity live

Price	-10% $776	-5% $760	+0% $745	+5% $729	+10% $714
Rent	-10% $632	-5% $688	+0% $745	+5% $801	+10% $858
Rate	-1.0pp $772	-0.5pp $759	base $745	+0.5pp $730	+1.0pp $716

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	44d	3	0.97mi
54 Springview Dr Battle Creek, MI	1.0–3.0	1.0–2.0	900	$1,050	$1.17	22d	3	1.37mi

Listing history 14 events

1. 2026-05-13
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Beautiful character and endless potential make this a great investment opportunity in Battle Creek! This 4-bedroom home features original woodwork, spacious living areas, and a welcoming covered front porch perfect for relaxing. Situated on an extra large lot with plenty of outdoor space and potential, this property is conveniently located near shopping, restaurants, parks, schools, and other local amenities. Whether you're looking to expand your investment portfolio or restore a home with charm and character, this property offers plenty of opportunity. Property is being sold AS-IS.

2. 2026-05-13
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Beautiful character and endless potential make this a great investment opportunity in Battle Creek! This 4-bedroom home features original woodwork, spacious living areas, and a welcoming covered front porch perfect for relaxing. Situated on an extra large lot with plenty of outdoor space and potential, this property is conveniently located near shopping, restaurants, parks, schools, and other local amenities. Whether you're looking to expand your investment portfolio or restore a home with charm and character, this property offers plenty of opportunity. Property is being sold AS-IS.

3. 2026-05-04
   listed $55,000 Active 589-char remark

   Show marketing remark (589 chars)

   Beautiful character and endless potential make this a great investment opportunity in Battle Creek! This 4-bedroom home features original woodwork, spacious living areas, and a welcoming covered front porch perfect for relaxing. Situated on an extra large lot with plenty of outdoor space and potential, this property is conveniently located near shopping, restaurants, parks, schools, and other local amenities. Whether you're looking to expand your investment portfolio or restore a home with charm and character, this property offers plenty of opportunity. Property is being sold AS-IS.

4. 2026-05-04
   listed $55,000 Active 589-char remark

   Show marketing remark (589 chars)

   Beautiful character and endless potential make this a great investment opportunity in Battle Creek! This 4-bedroom home features original woodwork, spacious living areas, and a welcoming covered front porch perfect for relaxing. Situated on an extra large lot with plenty of outdoor space and potential, this property is conveniently located near shopping, restaurants, parks, schools, and other local amenities. Whether you're looking to expand your investment portfolio or restore a home with charm and character, this property offers plenty of opportunity. Property is being sold AS-IS.

5. 2014-09-15
   historical
6. 1998-09-02
   listed $32,000
7. 1998-09-02
   listed $32,000
8. 1998-08-01
   historical
9. 1997-11-03
   listed $39,000
10. 1997-11-03
    listed $39,000
11. 1996-05-20
    soldstatus $32,900
12. 1996-05-20
    soldstatus $32,900
13. 1996-04-12
    listed $32,900
14. 1996-04-12
    listed $32,900

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,168
• − Mortgage interest: −$3,081
• − Property taxes: −$890
• − Insurance: −$275
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$1,600
• Taxable income: $8,575
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $6,878/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): 21,295
• Household income: $60,885
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 697.0

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%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Iranian 3% Romanian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 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: ▼ -115.68%
• Current HPI: 243.5008
• 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

+21.6% since first listed

16 events — show timeline

• 2026-05-26 Sold (MLS) $40,000 SW Michigan MLS
• 2026-05-26 Sold (MLS) $40,000 REALCOMP
• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — SW Michigan MLS
• 2026-05-04 Listed $55,000 REALCOMP
• 2026-05-04 Listed $55,000 SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 1998-09-02 Listed $32,000 REALCOMP
• 1998-09-02 Listed $32,000 SW Michigan MLS
• 1998-08-01 Listing Removed — REALCOMP
• 1997-11-03 Listed $39,000 REALCOMP
• 1997-11-03 Listed $39,000 SW Michigan MLS
• 1996-05-20 Sold (MLS) $32,900 REALCOMP
• 1996-05-20 Sold (MLS) $32,900 SW Michigan MLS
• 1996-04-12 Listed $32,900 REALCOMP
• 1996-04-12 Listed $32,900 SW Michigan MLS

Property tax history

-3.1%/yr

Latest (2025): $890 · -31.2% YoY. Source: county tax records.