211 S 14th St · Escanaba, MI 49289

$120,000

4 bd · 2.0 ba · 2,296 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,356 sqft lot Est $188k · 36% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Excellent investment opportunity in the heart of Escanaba! This spacious side-by-side duplex offers approximately 2,296 square feet with mirrored layouts designed for comfortable living and strong rental appeal. Each unit features three bedrooms and one full bathroom upstairs, while the main level hosts a welcoming living room, dining area, and kitchen. Separate private front and rear entrances provide added convenience and privacy for tenants. Each unit also includes access to its own half of the basement with dedicated laundry and storage space. Utilities are separately metered for ease of ownership and management. One unit is currently rented for $1,000 per month, while the second unit has recently received a facelift and is vacant, offering an excellent opportunity for owner occupancy or immediate rental income potential. A fantastic opportunity to expand your portfolio or live in one unit while the other helps offset your mortgage!

Key facts

• Side by side duplex
• Mirrored layouts
• 4,356 sq ft lot

Tags

• SIDE BY SIDE DUPLEX
• MIRRORED LAYOUTS
• UTILITIES SEPARATELY METERED

Property features AI

Finance

• Financial info: Two-unit building with both units generating rent ($1,000 each); Month-to-month leases; pets allowed
• HOA & community: Association/landlord pays taxes

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sanitary sewer; Natural gas connected; Electricity connected; Cable available; Separate heat/electric/water/gas for units
• Home design: Multi-family property (1 to 4 units), investment opportunity; Conventional frame construction; 2-story
• Construction: Vinyl siding; Basement foundation; Built in 1900; Shingle roof not specified
• Exterior features: Porch; Sidewalks

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Multiple bedrooms located on the second floor; Primary/other bedroom(s) with concrete floor covering
• Flooring: Concrete flooring in at least one bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Living room; Formal dining room; Basement present (full, stone)
• Laundry & utility: Basement utility space; Gas water heater

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$188,272) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.3% vs local median 4.9% in Escanaba — 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 75/100 on livability (#161 in MI, #4,089 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime D+, commute F, employment F.
• Escanaba Area Public Schools (town): math 31% / reading 46% proficiency, ranked #243 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 38 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Delta County population projected at -22% 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1900 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
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: 1.12% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $188,272
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S 14th St	0.34mi	4/2.0	2,056 (-10%)	6mo	$225,000	$109	62
330 S 12th St	0.30mi	4/1.5	1,995 (-13%)	1mo	$155,000	$78	62
1620 S 1st Ave	0.23mi	5/2.5 (+1)	2,460 (+7%)	17mo	$62,000	$25	56
705 S 10th St	0.69mi	4/2.5	2,455 (+7%)	0mo	$208,000	$85	54
307 S 17th St	0.30mi	4/1.5	2,015 (-12%)	15mo	$165,000	$82	51
518 S 11th St	0.52mi	4/2.0	2,154 (-6%)	20mo	$171,500	$80	49
1725 S 1st Ave	0.27mi	4/1.0	1,999 (-13%)	18mo	$168,000	$84	47
325 S 17th St	0.35mi	5/2.0 (+1)	2,107 (-8%)	24mo	$162,500	$77	45
328 S 7th St	0.59mi	4/1.5	1,990 (-13%)	7mo	$325,000	$163	43
624 S 16th St	0.55mi	3/2.5 (-1)	2,004 (-13%)	5mo	$180,000	$90	42
626 S 12th St	0.55mi	5/1.0 (+1)	2,224 (-3%)	22mo	$47,000	$21	42

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: 17.4%
• Equity multiple: 1.99×
• Total profit: $33,324
• Equity at exit: $53,957

10-year hold

• IRR: 18.8%
• Equity multiple: 3.74×
• Total profit: $92,147
• Equity at exit: $83,154

Cash invested: $33,600 (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 49289

• Active inventory: 1
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $297

Break-even live

Break-even rent $964

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $120,000 Pending 10 DOM
2. 2026-06-04
   days on market $120,000 Active 7 DOM
3. 2026-06-02
   days on market $120,000 Active 6 DOM
4. 2026-06-01
   days on market $120,000 Active 5 DOM
5. 2026-05-31
   days on market $120,000 Active 4 DOM
6. 2026-05-31
   days on market $120,000 Active 3 DOM
7. 2026-05-28
   listed $120,000 Active 950-char remark

   Show marketing remark (950 chars)

   Excellent investment opportunity in the heart of Escanaba! This spacious side-by-side duplex offers approximately 2,296 square feet with mirrored layouts designed for comfortable living and strong rental appeal. Each unit features three bedrooms and one full bathroom upstairs, while the main level hosts a welcoming living room, dining area, and kitchen. Separate private front and rear entrances provide added convenience and privacy for tenants. Each unit also includes access to its own half of the basement with dedicated laundry and storage space. Utilities are separately metered for ease of ownership and management. One unit is currently rented for $1,000 per month, while the second unit has recently received a facelift and is vacant, offering an excellent opportunity for owner occupancy or immediate rental income potential. A fantastic opportunity to expand your portfolio or live in one unit while the other helps offset your mortgage!

8. 2026-05-26
   listed $120,000 Active 950-char remark

   Show marketing remark (950 chars)

   Excellent investment opportunity in the heart of Escanaba! This spacious side-by-side duplex offers approximately 2,296 square feet with mirrored layouts designed for comfortable living and strong rental appeal. Each unit features three bedrooms and one full bathroom upstairs, while the main level hosts a welcoming living room, dining area, and kitchen. Separate private front and rear entrances provide added convenience and privacy for tenants. Each unit also includes access to its own half of the basement with dedicated laundry and storage space. Utilities are separately metered for ease of ownership and management. One unit is currently rented for $1,000 per month, while the second unit has recently received a facelift and is vacant, offering an excellent opportunity for owner occupancy or immediate rental income potential. A fantastic opportunity to expand your portfolio or live in one unit while the other helps offset your mortgage!

9. 2018-02-01
   soldstatus $30,000
10. 2004-03-31
    soldstatus $48,000

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$430/yr (+$36/mo · 43.6%)

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

Taxation est. · year 1

• Rental income: $16,074
• − Mortgage interest: −$6,722
• − Property taxes: −$988
• − Insurance: −$600
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,491
• Taxable income: $1,701
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,151/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: Escanaba Area Public Schools
• NCES district ID: 2613500
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,187
• Composite: 31.97/100
• National rank: #5841
• State rank: #243 of 540 in MI

Livability — Escanaba

• Score: 75/100
• State rank: #161
• US rank: #4089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escanaba, MI
• Population (ZIP): 68

Population outlook (Delta County) Hauer SSP2

• Today (2025): 34,431 people
• By 2030: 33,003 · -4.1%
• By 2040: 29,748 · -13.6%
• By 2050: 26,753 · -22.3%
• By 2075: 20,962 · -39.1%
• By 2100: 15,616 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 24% Two or more races 7% Black 4%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Slovak 6%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+30.4) · D 34.1% · R 64.5% · Other 1.4%
• 2008→2024 swing: -36.7pp toward R · 2008: 6.3pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+26.5 2016: R+25.4 2012: R+6.7 2008: D+6.3

Not yet ingested

• 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

+150.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $120,000 UPAR
• 2026-05-26 Listed $120,000 MiRealSource-MiMLS
• 2018-02-01 Sold (Public Records) $30,000 Public Records
• 2004-03-31 Sold (Public Records) $48,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $988 · -45.8% YoY. Source: county tax records.