55 Mckinley Ave · Battle Creek, MI 49017-4805

$55,000

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 9 Days on market

Built 1948 0.30 ac lot $36/sqft · 68% below area ↓ 43% since listing

---

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
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE!There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

Key facts

• Covered front porch
• Extra large lot
• Outdoor space

Tags

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

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water
• Home design: Residential 2-story; Built in 1948; Facing/directions not provided
• Construction: Basement foundation
• Exterior features: Aluminum exterior; Front porch; Storm windows/screens

Interior

• Bedrooms: 8 total rooms (room-level details not provided)
• Bathrooms: 1 full bathroom (1 total bath)
• Heating & cooling: Forced air heating; Natural gas fuel; Gas water heater
• Interior features: Accessibility features; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/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 18.3% 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: 1 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

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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.
• 17 sale attempts since 26y 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: 2.21% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.83%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

• ARV (median comp): $149,062
• List price: $55,000
• Delta: -63.10%
• 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
159 Harvard St	0.43mi	3/1.0	1,549 (+1%)	2mo	$147,000	$95	76
55 Mckinley Ave	0.00mi	4/1.0 (+1)	1,344 (-12%)	1mo	$40,000	$30	74
61 Rose St	0.33mi	3/2.0	1,584 (+4%)	6mo	$134,900	$85	70
160 Harvard St	0.45mi	3/1.5	1,506 (-2%)	6mo	$155,000	$103	70
126 Calhoun St	0.30mi	4/2.0 (+1)	1,584 (+4%)	2mo	$130,000	$82	69
157 Orchard Ave	0.74mi	4/1.5 (+1)	1,585 (+4%)	1mo	$200,000	$126	52
273 Garfield Ave	0.41mi	3/3.0	1,689 (+10%)	8mo	$160,000	$95	49
47 Elizabeth St	0.64mi	3/1.5	1,652 (+8%)	10mo	$225,000	$136	47
126 Cherry St	0.46mi	3/1.0	1,318 (-14%)	10mo	$39,900	$30	47
46 Walter Ave	0.70mi	4/2.0 (+1)	1,580 (+3%)	8mo	$150,500	$95	47
144 Orchard Ave	0.75mi	3/2.0	1,385 (-10%)	1mo	$200,000	$144	44
49 Merritt St	0.71mi	3/2.0	1,409 (-8%)	7mo	$140,000	$99	44

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: 48.2%
• Equity multiple: 3.71×
• Total profit: $41,666
• Equity at exit: $24,730

10-year hold

• IRR: 47.9%
• Equity multiple: 7.45×
• Total profit: $99,328
• Equity at exit: $38,112

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 49017-4805

• Active inventory: 1
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $550

Break-even live

Break-even rent $518

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $581	-5% $565	+0% $550	+5% $534	+10% $518
Rent	-10% $454	-5% $502	+0% $550	+5% $598	+10% $646
Rate	-1.0pp $577	-0.5pp $564	base $550	+0.5pp $535	+1.0pp $521

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
98 Van Buren St E Battle Creek, MI	2.0	1.0	1118	$950	$0.85	44d	1	0.35mi
115 West St Battle Creek, MI	2.0–3.0	1.0–2.0	1090	$1,500	$1.38	44d	3	0.36mi

Listing history 35 events

1. 2026-05-13
   status Pending 589-char remark
2. 2026-05-04
   listed $55,000 Active 589-char remark
3. 2022-07-07
   soldstatus $140,000
4. 2022-07-06
   soldstatus $140,000 Sold 558-char remark

   Show marketing remark (567 chars)

   Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

5. 2022-07-06
   soldstatus $140,000 Sold

   Show marketing remark (567 chars)

   Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

6. 2022-05-13
   status Pending 558-char remark

   Show marketing remark (567 chars)

   Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

7. 2022-05-13
   status Pending

   Show marketing remark (567 chars)

   Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

8. 2022-05-11
   listed $130,000 Active 558-char remark

   Show marketing remark (567 chars)

   Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

9. 2022-05-11
   listed $130,000 Active

   Show marketing remark (567 chars)

   Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

10. 2022-05-11
    listed $130,000

    Show marketing remark (567 chars)

    Just listed!! This gorgeous northside baby has so much WOW factor!! It has been completely updated including mechanicals, windows, roof. kitchen. bath, fresh paint and flooring throughout! Located in a convenient location to downtown, bus line and hospital, this is definitely a MUST SEE! There is a main floor bedroom, formal dining room, spacious kitchen and large detached garage. I can't say enough about the beauty and charm of this lovely home except that you need to see asap! Please contact Cindy Artis today at 269-420-1265 for your personal tour!

11. 2014-09-24
    historical
12. 2014-09-24
    historical
13. 2014-09-15
    historical
14. 2014-09-15
    historical
15. 2010-07-31
    historical
16. 2010-02-02
    listed $59,000
17. 2010-02-02
    listed $59,000
18. 2007-08-21
    historical
19. 2007-07-02
    listed $84,900
20. 2007-01-23
    listed $92,000
21. 2007-01-22
    listed $79,900
22. 2005-07-29
    listed $48,800
23. 2005-07-29
    listed $48,800
24. 2001-07-06
    soldstatus $62,000
25. 2001-05-31
    soldstatus $61,932
26. 2001-05-31
    soldstatus $61,932
27. 2001-03-20
    listed $59,900
28. 2001-03-20
    listed $59,900
29. 2001-03-19
    historical
30. 2001-03-19
    historical
31. 2001-02-09
    listed $64,900
32. 2001-02-09
    listed $64,900
33. 2001-02-07
    historical
34. 2000-08-07
    listed $69,900
35. 2000-08-07
    listed $69,900

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,570
• − Mortgage interest: −$3,081
• − Property taxes: −$1,179
• − Insurance: −$275
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,600
• Taxable income: $6,104
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,130/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-42.8% since first listed

36 events — show timeline

• 2026-05-26 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-04 Listed $55,000 MiRealSource-MiMLS
• 2022-07-07 Sold (Public Records) $140,000 Public Records
• 2022-07-06 Sold (MLS) $140,000 SW Michigan MLS
• 2022-07-06 Sold (MLS) $140,000 REALCOMP
• 2022-05-13 Pending — REALCOMP
• 2022-05-13 Pending — SW Michigan MLS
• 2022-05-11 Listed $130,000 MiRealSource-MiMLS
• 2022-05-11 Listed $130,000 SW Michigan MLS
• 2022-05-11 Listed $130,000 REALCOMP
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2010-07-31 Listing Removed — REALCOMP
• 2010-02-02 Listed $59,000 REALCOMP
• 2010-02-02 Listed $59,000 SW Michigan MLS
• 2007-08-21 Listing Removed — SW Michigan MLS
• 2007-07-02 Listed $84,900 SW Michigan MLS
• 2007-01-23 Listed $92,000 SW Michigan MLS
• 2007-01-22 Listed $79,900 SW Michigan MLS
• 2005-07-29 Listed $48,800 REALCOMP
• 2005-07-29 Listed $48,800 SW Michigan MLS
• 2001-07-06 Sold (Public Records) $62,000 Public Records
• 2001-05-31 Sold (MLS) $61,932 REALCOMP
• 2001-05-31 Sold (MLS) $61,932 SW Michigan MLS
• 2001-03-20 Listed $59,900 REALCOMP
• 2001-03-20 Listed $59,900 SW Michigan MLS
• 2001-03-19 Listing Removed — REALCOMP
• 2001-03-19 Listing Removed — SW Michigan MLS
• 2001-02-09 Listed $64,900 REALCOMP
• 2001-02-09 Listed $64,900 SW Michigan MLS
• 2001-02-07 Listing Removed — REALCOMP
• 2000-08-07 Listed $69,900 REALCOMP
• 2000-08-07 Listed $69,900 SW Michigan MLS

Property tax history

-0.4%/yr

Latest (2025): $1,179 · -25.2% YoY. Source: county tax records.