5847 F Rd · Escanaba, MI 49807

$209,900

3 bd · 2.0 ba · 2,009 sqft · SingleFamily · 21 Days on market

Built 1990 0.48 ac lot Est $163k · 29% over

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Why this score? — see what drove the C 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3 bedroom, 2 full bath home situated on a . 37-acre lot in Bark River, Michigan. Offering approximately 2,009 square feet of living space, this move-in ready home features renovated bathrooms, a spacious laundry room, full basement, fresh paint, new flooring, updated light fixtures, ceiling fans, and new kitchen countertops. Heating is provided by propane hot water boiler heat along with an exterior wood-fired boiler system for additional efficiency and flexibility. Seller is willing to remove the exterior wood boiler if purchaser does not want it. This well-maintained home combines modern updates with practical features and plenty of space both inside and out

Key facts

• Fresh paint
• New flooring
• Full basement

Tags

• UPDATED BATHROOMS
• SPACIOUS LAUNDRY ROOM
• FULL BASEMENT
• FRESH PAINT
• NEW FLOORING
• UPDATED LIGHT FIXTURES

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; Two-story home; Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.48 acres (60 x 269)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Propane heating; Radiant heating; Wood heating; No central cooling
• Interior features: Full, unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Bark River-Harris School District (rural): math 44% / reading 50% proficiency, ranked #129 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 38 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• 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 $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $155k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $206,751 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.19% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $162,729
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 15.5 Rd	0.22mi	4/1.5 (+1)	1,716 (-15%)	22mo	$138,300	$81	40

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: 5.0%
• Equity multiple: 1.20×
• Total profit: $11,484
• Equity at exit: $31,297

10-year hold

• IRR: 14.5%
• Equity multiple: 2.16×
• Total profit: $68,360
• Equity at exit: $18,148

Cash invested: $58,772 (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 49807

• Active inventory: 11
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $716

Break-even live

Break-even rent $1,592

Max offer price $209,900

Occupancy floor 66%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-09
   statusdays on market $209,900 Pending 21 DOM
2. 2026-06-08
   days on market $209,900 Active 20 DOM
3. 2026-06-07
   days on market $209,900 Active 19 DOM
4. 2026-06-07
   days on market $209,900 Active 18 DOM
5. 2026-06-04
   days on market $209,900 Active 15 DOM
6. 2026-06-02
   days on market $209,900 Active 14 DOM
7. 2026-06-01
   days on market $209,900 Active 13 DOM
8. 2026-05-31
   days on market $209,900 Active 12 DOM
9. 2026-05-31
   days on market $209,900 Active 11 DOM
10. 2026-05-19
    listed $209,900 Active 688-char remark

    Show marketing remark (688 chars)

    Beautifully updated 3 bedroom, 2 full bath home situated on a . 37-acre lot in Bark River, Michigan. Offering approximately 2,009 square feet of living space, this move-in ready home features renovated bathrooms, a spacious laundry room, full basement, fresh paint, new flooring, updated light fixtures, ceiling fans, and new kitchen countertops. Heating is provided by propane hot water boiler heat along with an exterior wood-fired boiler system for additional efficiency and flexibility. Seller is willing to remove the exterior wood boiler if purchaser does not want it. This well-maintained home combines modern updates with practical features and plenty of space both inside and out

11. 2026-05-19
    listed $209,900 Active

    Show marketing remark (688 chars)

    Beautifully updated 3 bedroom, 2 full bath home situated on a . 37-acre lot in Bark River, Michigan. Offering approximately 2,009 square feet of living space, this move-in ready home features renovated bathrooms, a spacious laundry room, full basement, fresh paint, new flooring, updated light fixtures, ceiling fans, and new kitchen countertops. Heating is provided by propane hot water boiler heat along with an exterior wood-fired boiler system for additional efficiency and flexibility. Seller is willing to remove the exterior wood boiler if purchaser does not want it. This well-maintained home combines modern updates with practical features and plenty of space both inside and out

12. 2023-02-28
    soldstatus $155,000 Closed 1492-char remark

    Show marketing remark (1492 chars)

    Spacious well cared for home in a great rural location yet so close to Escanaba. This home was built in 1990 and has large rooms and an abundance of storage. Kitchen and Dining Area have newer gorgeous hardwood floors. There is a main floor bedroom, bathroom and laundry room. Main floor bathroom is massive in size with its astonishing jacuzzi tub and might just be your favorite room in the home. Wide staircase to the second floor and basement is a noteworthy feature. Large windows provide great natural sunlight. Two bedrooms on the second floor are large in size with a delightful amount of storage including a walk-in closet in one of the bedrooms. There is a roomy full bathroom on the second floor. Hot Water boiler was installed in 2015 and has three zones. Basement is dry and heated and provides additional living space. Basement features a utility area, workshop area, an exercise room and a modest bar/entertaining area that has been used for many family gatherings. There is additional laundry hookup in the basement. Seller owns the water softener system, water filtration system and reverse osmosis system. There is a large deck that can accommodate all of your summer barbecues. The driveway on the west side of the home pulls up to one of the three entrances into the home. Ample parking and plenty of room to put up a garage/outbuilding as property goes to the back tree line. If you are looking for a move-in ready home in a great location you need to view this property!

13. 2023-02-28
    soldstatus $155,000 Closed 1492-char remark

    Show marketing remark (1492 chars)

    Spacious well cared for home in a great rural location yet so close to Escanaba. This home was built in 1990 and has large rooms and an abundance of storage. Kitchen and Dining Area have newer gorgeous hardwood floors. There is a main floor bedroom, bathroom and laundry room. Main floor bathroom is massive in size with its astonishing jacuzzi tub and might just be your favorite room in the home. Wide staircase to the second floor and basement is a noteworthy feature. Large windows provide great natural sunlight. Two bedrooms on the second floor are large in size with a delightful amount of storage including a walk-in closet in one of the bedrooms. There is a roomy full bathroom on the second floor. Hot Water boiler was installed in 2015 and has three zones. Basement is dry and heated and provides additional living space. Basement features a utility area, workshop area, an exercise room and a modest bar/entertaining area that has been used for many family gatherings. There is additional laundry hookup in the basement. Seller owns the water softener system, water filtration system and reverse osmosis system. There is a large deck that can accommodate all of your summer barbecues. The driveway on the west side of the home pulls up to one of the three entrances into the home. Ample parking and plenty of room to put up a garage/outbuilding as property goes to the back tree line. If you are looking for a move-in ready home in a great location you need to view this property!

14. 2023-02-27
    soldstatus $155,000
15. 2023-01-19
    status Pending 1492-char remark

    Show marketing remark (1492 chars)

    Spacious well cared for home in a great rural location yet so close to Escanaba. This home was built in 1990 and has large rooms and an abundance of storage. Kitchen and Dining Area have newer gorgeous hardwood floors. There is a main floor bedroom, bathroom and laundry room. Main floor bathroom is massive in size with its astonishing jacuzzi tub and might just be your favorite room in the home. Wide staircase to the second floor and basement is a noteworthy feature. Large windows provide great natural sunlight. Two bedrooms on the second floor are large in size with a delightful amount of storage including a walk-in closet in one of the bedrooms. There is a roomy full bathroom on the second floor. Hot Water boiler was installed in 2015 and has three zones. Basement is dry and heated and provides additional living space. Basement features a utility area, workshop area, an exercise room and a modest bar/entertaining area that has been used for many family gatherings. There is additional laundry hookup in the basement. Seller owns the water softener system, water filtration system and reverse osmosis system. There is a large deck that can accommodate all of your summer barbecues. The driveway on the west side of the home pulls up to one of the three entrances into the home. Ample parking and plenty of room to put up a garage/outbuilding as property goes to the back tree line. If you are looking for a move-in ready home in a great location you need to view this property!

16. 2023-01-19
    status Pending 1492-char remark

    Show marketing remark (1492 chars)

    Spacious well cared for home in a great rural location yet so close to Escanaba. This home was built in 1990 and has large rooms and an abundance of storage. Kitchen and Dining Area have newer gorgeous hardwood floors. There is a main floor bedroom, bathroom and laundry room. Main floor bathroom is massive in size with its astonishing jacuzzi tub and might just be your favorite room in the home. Wide staircase to the second floor and basement is a noteworthy feature. Large windows provide great natural sunlight. Two bedrooms on the second floor are large in size with a delightful amount of storage including a walk-in closet in one of the bedrooms. There is a roomy full bathroom on the second floor. Hot Water boiler was installed in 2015 and has three zones. Basement is dry and heated and provides additional living space. Basement features a utility area, workshop area, an exercise room and a modest bar/entertaining area that has been used for many family gatherings. There is additional laundry hookup in the basement. Seller owns the water softener system, water filtration system and reverse osmosis system. There is a large deck that can accommodate all of your summer barbecues. The driveway on the west side of the home pulls up to one of the three entrances into the home. Ample parking and plenty of room to put up a garage/outbuilding as property goes to the back tree line. If you are looking for a move-in ready home in a great location you need to view this property!

17. 2023-01-14
    listed $152,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    Spacious well cared for home in a great rural location yet so close to Escanaba. This home was built in 1990 and has large rooms and an abundance of storage. Kitchen and Dining Area have newer gorgeous hardwood floors. There is a main floor bedroom, bathroom and laundry room. Main floor bathroom is massive in size with its astonishing jacuzzi tub and might just be your favorite room in the home. Wide staircase to the second floor and basement is a noteworthy feature. Large windows provide great natural sunlight. Two bedrooms on the second floor are large in size with a delightful amount of storage including a walk-in closet in one of the bedrooms. There is a roomy full bathroom on the second floor. Hot Water boiler was installed in 2015 and has three zones. Basement is dry and heated and provides additional living space. Basement features a utility area, workshop area, an exercise room and a modest bar/entertaining area that has been used for many family gatherings. There is additional laundry hookup in the basement. Seller owns the water softener system, water filtration system and reverse osmosis system. There is a large deck that can accommodate all of your summer barbecues. The driveway on the west side of the home pulls up to one of the three entrances into the home. Ample parking and plenty of room to put up a garage/outbuilding as property goes to the back tree line. If you are looking for a move-in ready home in a great location you need to view this property!

18. 2023-01-14
    listed $152,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    Spacious well cared for home in a great rural location yet so close to Escanaba. This home was built in 1990 and has large rooms and an abundance of storage. Kitchen and Dining Area have newer gorgeous hardwood floors. There is a main floor bedroom, bathroom and laundry room. Main floor bathroom is massive in size with its astonishing jacuzzi tub and might just be your favorite room in the home. Wide staircase to the second floor and basement is a noteworthy feature. Large windows provide great natural sunlight. Two bedrooms on the second floor are large in size with a delightful amount of storage including a walk-in closet in one of the bedrooms. There is a roomy full bathroom on the second floor. Hot Water boiler was installed in 2015 and has three zones. Basement is dry and heated and provides additional living space. Basement features a utility area, workshop area, an exercise room and a modest bar/entertaining area that has been used for many family gatherings. There is additional laundry hookup in the basement. Seller owns the water softener system, water filtration system and reverse osmosis system. There is a large deck that can accommodate all of your summer barbecues. The driveway on the west side of the home pulls up to one of the three entrances into the home. Ample parking and plenty of room to put up a garage/outbuilding as property goes to the back tree line. If you are looking for a move-in ready home in a great location you need to view this property!

19. 2020-02-14
    soldstatus $80,000
20. 2020-02-14
    soldstatus $80,000
21. 2019-09-04
    listed $85,000
22. 2019-09-04
    listed $85,000
23. 2009-06-26
    soldstatus $80,500

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $2,034 · $169/mo
• Expected delta: +$1,199/yr (+$100/mo · 143.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,975
• − Mortgage interest: −$11,758
• − Property taxes: −$835
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$6,106
• Taxable income: $5,431
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $7,284/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: Bark River-Harris School District
• NCES district ID: 2604020
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $45,318
• Composite: 39.83/100
• National rank: #3874
• State rank: #129 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

• Population (ZIP): 3,125

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: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Native American 2%
• Common ancestry: Lithuanian 17% Romanian 8% English 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 0%

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: ▼ -119.19%
• Current HPI: 200.2594
• 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

+160.7% since first listed

14 events — show timeline

• 2026-05-19 Listed $209,900 REALCOMP
• 2026-05-19 Listed $209,900 MiRealSource-MiMLS
• 2023-02-28 Sold (MLS) $155,000 UPAR
• 2023-02-28 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2023-02-27 Sold (Public Records) $155,000 Public Records
• 2023-01-19 Pending — UPAR
• 2023-01-19 Pending — MiRealSource-MiMLS
• 2023-01-14 Listed $152,000 UPAR
• 2023-01-14 Listed $152,000 MiRealSource-MiMLS
• 2020-02-14 Sold (MLS) $80,000 UPAR
• 2020-02-14 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2019-09-04 Listed $85,000 UPAR
• 2019-09-04 Listed $85,000 MiRealSource-MiMLS
• 2009-06-26 Sold (Public Records) $80,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $835 · -55.3% YoY. Source: county tax records.