105 N 19th St · Escanaba, MI 49829

$149,900

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 10 Days on market

Built 1902 4,356 sqft lot $101/sqft · 40% above area Est $107k · 40% over

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Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 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

Recently renovated duplex in Escanaba just one block off of Ludington Street! This upper and lower duplex features an updated roof, vinyl siding, and a cosmetic makeover making it ready for the new owners! The lower unit is a 2 bed, 1 bath apartment with a new kitchen and flooring throughout. This lower apartment has the option to be a 3 bed, 1 bath unit. The lower unit has direct access to the partial basement where laundry could be added in. Upstairs is a 1 bed, 1 bath apartment featuring a new kitchen and flooring throughout. Separate water and electric meters and both units feature brand new electric hot water tanks. One gas meter for the house with a forced air furnace.

Key facts

• Renovated duplex
• New kitchen
• New flooring

Tags

• RENOVATED DUPLEX
• UPDATED ROOF
• VINYL SIDING
• NEW KITCHEN
• NEW FLOORING
• DIRECT ACCESS TO BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.0% below list).
• Recommended offer: $138k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.0% 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: 65 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 $4k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,971 (8.0% below list)

Questions for the listing agent

1. Built in 1902 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (median comp): $106,760
• List price: $149,900
• Delta: 40.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 N 19th St	0.00mi	3/2.0	1,490 (0%)	3mo	$80,100	$54	98
304 N 21st St	0.17mi	3/1.0	1,501 (+1%)	5mo	$68,750	$46	83
309 S 18th St	0.22mi	3/1.0	1,600 (+7%)	1mo	$145,000	$91	72
300 N 13th St	0.47mi	3/1.5	1,438 (-4%)	4mo	$138,000	$96	67
404 S 18th St	0.31mi	3/1.0	1,377 (-8%)	3mo	$166,500	$121	66
404 S 15th St	0.41mi	3/2.0	1,614 (+8%)	4mo	$164,900	$102	63
620 S 16th St	0.52mi	3/1.5	1,556 (+4%)	6mo	$185,000	$119	61
201 N 16th St	0.22mi	4/1.5 (+1)	1,640 (+10%)	8mo	$165,000	$101	60
2205 S 6th Ave	0.60mi	3/1.5	1,642 (+10%)	1mo	$265,000	$161	53
709 S 16th St	0.60mi	3/1.5	1,279 (-14%)	4mo	$160,000	$125	43
712 S 15th St	0.65mi	3/1.0	1,280 (-14%)	1mo	$205,500	$161	42
506 S 10th St	0.75mi	3/1.0	1,318 (-12%)	0mo	$40,000	$30	41

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-13,095
• Equity at exit: $22,351

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,862
• Equity at exit: $12,961

Cash invested: $41,972 (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 49829

• Home prices YoY: -25.6%
• Active inventory: 65
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $177

Break-even live

Break-even rent $1,156

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $261	-5% $219	+0% $177	+5% $134	+10% $92
Rent	-10% $68	-5% $122	+0% $177	+5% $231	+10% $286
Rate	-1.0pp $252	-0.5pp $215	base $177	+0.5pp $138	+1.0pp $98

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   price $149,900 683-char remark

   Show marketing remark (683 chars)

   Recently renovated duplex in Escanaba just one block off of Ludington Street! This upper and lower duplex features an updated roof, vinyl siding, and a cosmetic makeover making it ready for the new owners! The lower unit is a 2 bed, 1 bath apartment with a new kitchen and flooring throughout. This lower apartment has the option to be a 3 bed, 1 bath unit. The lower unit has direct access to the partial basement where laundry could be added in. Upstairs is a 1 bed, 1 bath apartment featuring a new kitchen and flooring throughout. Separate water and electric meters and both units feature brand new electric hot water tanks. One gas meter for the house with a forced air furnace.

2. 2026-05-18
   price $149,900 683-char remark

   Show marketing remark (683 chars)

   Recently renovated duplex in Escanaba just one block off of Ludington Street! This upper and lower duplex features an updated roof, vinyl siding, and a cosmetic makeover making it ready for the new owners! The lower unit is a 2 bed, 1 bath apartment with a new kitchen and flooring throughout. This lower apartment has the option to be a 3 bed, 1 bath unit. The lower unit has direct access to the partial basement where laundry could be added in. Upstairs is a 1 bed, 1 bath apartment featuring a new kitchen and flooring throughout. Separate water and electric meters and both units feature brand new electric hot water tanks. One gas meter for the house with a forced air furnace.

3. 2026-05-11
   listed $155,000 Active 683-char remark

   Show marketing remark (683 chars)

   Recently renovated duplex in Escanaba just one block off of Ludington Street! This upper and lower duplex features an updated roof, vinyl siding, and a cosmetic makeover making it ready for the new owners! The lower unit is a 2 bed, 1 bath apartment with a new kitchen and flooring throughout. This lower apartment has the option to be a 3 bed, 1 bath unit. The lower unit has direct access to the partial basement where laundry could be added in. Upstairs is a 1 bed, 1 bath apartment featuring a new kitchen and flooring throughout. Separate water and electric meters and both units feature brand new electric hot water tanks. One gas meter for the house with a forced air furnace.

4. 2026-05-11
   listed $155,000 Active 683-char remark

   Show marketing remark (683 chars)

   Recently renovated duplex in Escanaba just one block off of Ludington Street! This upper and lower duplex features an updated roof, vinyl siding, and a cosmetic makeover making it ready for the new owners! The lower unit is a 2 bed, 1 bath apartment with a new kitchen and flooring throughout. This lower apartment has the option to be a 3 bed, 1 bath unit. The lower unit has direct access to the partial basement where laundry could be added in. Upstairs is a 1 bed, 1 bath apartment featuring a new kitchen and flooring throughout. Separate water and electric meters and both units feature brand new electric hot water tanks. One gas meter for the house with a forced air furnace.

5. 2026-03-25
   soldstatus $80,100 Closed 433-char remark

   Show marketing remark (433 chars)

   Solid 3-bedroom, 2-bath home full of potential! The main floor offers two bedrooms and a full bath, while the upper level features a private bedroom, full bath, family room, and kitchenette area. Partial basement for additional storage. Commercial zoning adds incredible flexibility for business or investment opportunities. Property is sold as is. Bring your vision and make this property your own. Offers are due March 2nd at 10AM.

6. 2026-03-25
   soldstatus $80,100 Closed 433-char remark

   Show marketing remark (433 chars)

   Solid 3-bedroom, 2-bath home full of potential! The main floor offers two bedrooms and a full bath, while the upper level features a private bedroom, full bath, family room, and kitchenette area. Partial basement for additional storage. Commercial zoning adds incredible flexibility for business or investment opportunities. Property is sold as is. Bring your vision and make this property your own. Offers are due March 2nd at 10AM.

7. 2026-03-02
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Solid 3-bedroom, 2-bath home full of potential! The main floor offers two bedrooms and a full bath, while the upper level features a private bedroom, full bath, family room, and kitchenette area. Partial basement for additional storage. Commercial zoning adds incredible flexibility for business or investment opportunities. Property is sold as is. Bring your vision and make this property your own. Offers are due March 2nd at 10AM.

8. 2026-03-02
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Solid 3-bedroom, 2-bath home full of potential! The main floor offers two bedrooms and a full bath, while the upper level features a private bedroom, full bath, family room, and kitchenette area. Partial basement for additional storage. Commercial zoning adds incredible flexibility for business or investment opportunities. Property is sold as is. Bring your vision and make this property your own. Offers are due March 2nd at 10AM.

9. 2026-02-23
   listed $75,000 Active 433-char remark

   Show marketing remark (433 chars)

   Solid 3-bedroom, 2-bath home full of potential! The main floor offers two bedrooms and a full bath, while the upper level features a private bedroom, full bath, family room, and kitchenette area. Partial basement for additional storage. Commercial zoning adds incredible flexibility for business or investment opportunities. Property is sold as is. Bring your vision and make this property your own. Offers are due March 2nd at 10AM.

10. 2026-02-23
    listed $75,000 Active 433-char remark

    Show marketing remark (433 chars)

    Solid 3-bedroom, 2-bath home full of potential! The main floor offers two bedrooms and a full bath, while the upper level features a private bedroom, full bath, family room, and kitchenette area. Partial basement for additional storage. Commercial zoning adds incredible flexibility for business or investment opportunities. Property is sold as is. Bring your vision and make this property your own. Offers are due March 2nd at 10AM.

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,543 · $129/mo
• Expected delta: +$766/yr (+$64/mo · 98.5%)

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

Taxation est. · year 1

• Rental income: $16,557
• − Mortgage interest: −$8,397
• − Property taxes: −$777
• − Insurance: −$750
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,361
• Taxable loss: −$377
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $2,210/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): 16,859

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2% Native American 2%
• Common ancestry: Lithuanian 14% Italian 4% Romanian 4%
• Foreign-born: 1% · Canada

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: ▼ -85.16%
• Current HPI: 247.9676
• 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

+99.9% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $149,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $149,900 UPAR
• 2026-05-11 Listed $155,000 UPAR
• 2026-05-11 Listed $155,000 MiRealSource-MiMLS
• 2026-03-25 Sold (MLS) $80,100 MiRealSource-MiMLS
• 2026-03-25 Sold (MLS) $80,100 UPAR
• 2026-03-02 Pending — UPAR
• 2026-03-02 Pending — MiRealSource-MiMLS
• 2026-02-23 Listed $75,000 MiRealSource-MiMLS
• 2026-02-23 Listed $75,000 UPAR

Property tax history

+0.1%/yr

Latest (2025): $777 · -22.5% YoY. Source: county tax records.