301 S 11th St · Escanaba, MI 49829

$130,000

3 bd · 1.0 ba · 1,976 sqft · SingleFamily public records · 52 Days on market

Built 1906 3,484 sqft lot $66/sqft · at area comps Est $136k · at est.

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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 +24.3/30.0
• ARV discount +9.6/15.0
• DSCR +7.8/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom single family home currently used as a rental property with long term tenant. . Large bedrooms with possible half bath on main floor(currently has toilet only in place. Hardwood floors throughout and bay window in dining room, this could be a stunner again with some tlc, mostly exterior work needed. Large basement with tons of storage also.

Key facts

• Large basement
• Bay window
• Tons of storage

Tags

• HARDWOOD FLOORS
• BAY WINDOW
• LARGE BASEMENT
• TONS OF STORAGE

Property features AI

Finance

• Other: Lot frontage approximately 50 feet; Acreage approximately 0.08; Zoned residential
• Financial info: Month-to-month lease information
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sanitary sewer; Electricity connected; Natural gas connected
• Home design: Residential 2-story structure; Built in 1906; Below-grade finished area not indicated
• Construction: Stone basement foundation; Asphalt exterior material; Year built 1906
• Exterior features: Asphalt exterior construction; No additional exterior features listed; Road frontage

Interior

• Kitchen: Kitchen on first floor (12 x 12) with vinyl flooring; Range/Oven; Refrigerator
• Bedrooms: First-floor bedroom (12 x 11) with wood flooring; Second-floor bedroom (12 x 11) with wood flooring; Second-floor bedroom (approx. 14 wide) with wood flooring; Second-floor bedroom (14 x 13) with wood flooring; Total of 8 rooms
• Flooring: Wood flooring in living, dining and bedrooms; Vinyl flooring in kitchen and bathroom
• Bathrooms: One full bathroom (second floor) with vinyl flooring, approximately 7 x 5
• Heating & cooling: Forced air heating; No cooling system listed; Gas water heater; Natural gas fuel
• Interior features: Bay window; Hardwood floors; Has basement (stone foundation)
• Laundry & utility: Basement available (stone)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 63 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 $899 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

• It's been on market 52 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 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 $44k; list at $130k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $136,366
• List price: $130,000
• Delta: -4.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 S 12th St	0.11mi	4/1.5 (+1)	1,995 (+1%)	1mo	$155,000	$78	86
328 S 7th St	0.27mi	4/1.5 (+1)	1,990 (+1%)	7mo	$325,000	$163	73
417 S 8th St	0.26mi	3/1.0	1,772 (-10%)	1mo	$155,000	$87	70
408 S 14th St	0.27mi	4/2.0 (+1)	2,056 (+4%)	6mo	$225,000	$109	67
231 Ogden Ave	0.61mi	3/1.5	1,984 (+0%)	5mo	$165,000	$83	65
624 S 16th St	0.49mi	3/2.5	2,004 (+1%)	5mo	$180,000	$90	65
324 S 7th St	0.27mi	4/2.0 (+1)	1,920 (-3%)	15mo	$180,000	$94	61
604 S 11th St	0.31mi	3/2.5	1,836 (-7%)	8mo	$213,000	$116	61
314 S 6th St	0.33mi	3/1.5	1,684 (-15%)	2mo	$199,000	$118	56
814 S 14th St St	0.51mi	3/1.5	1,860 (-6%)	13mo	$220,000	$118	54
905 S 6th Ave	0.41mi	3/1.5	1,723 (-13%)	9mo	$195,000	$113	50
712 S 10th St	0.38mi	3/1.0	1,688 (-15%)	14mo	$195,000	$116	46

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,411
• Equity at exit: $19,383

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $17,583
• Equity at exit: $11,240

Cash invested: $36,400 (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 49829

• Home prices YoY: -25.6%
• Active inventory: 63
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $262

Break-even live

Break-even rent $1,078

Max offer price $130,000

Occupancy floor 76%

Sensitivity live

Price	-10% $335	-5% $298	+0% $262	+5% $225	+10% $188
Rent	-10% $150	-5% $206	+0% $262	+5% $317	+10% $373
Rate	-1.0pp $327	-0.5pp $295	base $262	+0.5pp $228	+1.0pp $194

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $130,000 Active 52 DOM
2. 2026-06-17
   days on market $130,000 Active 51 DOM
3. 2026-06-16
   days on market $130,000 Active 50 DOM
4. 2026-06-15
   days on market $130,000 Active 49 DOM
5. 2026-06-13
   days on market $130,000 Active 47 DOM
6. 2026-06-12
   days on market $130,000 Active 46 DOM
7. 2026-06-09
   days on market $130,000 Active 43 DOM
8. 2026-06-08
   days on market $130,000 Active 42 DOM
9. 2026-06-07
   days on market $130,000 Active 41 DOM
10. 2026-06-07
    days on market $130,000 Active 40 DOM
11. 2026-06-04
    days on market $130,000 Active 37 DOM
12. 2026-06-02
    days on market $130,000 Active 36 DOM
13. 2026-06-01
    days on market $130,000 Active 35 DOM
14. 2026-05-31
    days on market $130,000 Active 34 DOM
15. 2026-05-31
    days on market $130,000 Active 33 DOM
16. 2026-04-27
    listed $130,000 Active 352-char remark

    Show marketing remark (352 chars)

    4 bedroom single family home currently used as a rental property with long term tenant. . Large bedrooms with possible half bath on main floor(currently has toilet only in place. Hardwood floors throughout and bay window in dining room, this could be a stunner again with some tlc, mostly exterior work needed. Large basement with tons of storage also.

17. 2026-04-27
    listed $130,000 Active 352-char remark

    Show marketing remark (352 chars)

    4 bedroom single family home currently used as a rental property with long term tenant. . Large bedrooms with possible half bath on main floor(currently has toilet only in place. Hardwood floors throughout and bay window in dining room, this could be a stunner again with some tlc, mostly exterior work needed. Large basement with tons of storage also.

18. 1999-03-31
    soldstatus $43,500
19. 1997-06-18
    soldstatus $39,000

ⓘ 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: $1,386 · $115/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: +$308/yr (+$26/mo · 22.2%)

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

Taxation est. · year 1

• Rental income: $16,906
• − Mortgage interest: −$7,282
• − Property taxes: −$1,386
• − Insurance: −$650
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,782
• Taxable income: $1,102
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,875/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

+233.3% since first listed

4 events — show timeline

• 2026-04-27 Listed $130,000 UPAR
• 2026-04-27 Listed $130,000 MiRealSource-MiMLS
• 1999-03-31 Sold (Public Records) $43,500 Public Records
• 1997-06-18 Sold (Public Records) $39,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,386 · -45.8% YoY. Source: county tax records.