211 N 16th St · Escanaba, MI 49829

$174,900

3 bd · 2.0 ba · 1,892 sqft · SingleFamily public records · 43 Days on market

Built 1903 6,969 sqft lot Est $191k · 8% under

---

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 +13.9/30.0
• ARV discount +11.3/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, character, and a location close to it all? This 5-bedroom, 3-bath home in Escanaba sits just one block from Ludington Street, putting local shops, restaurants, and downtown conveniences just a short walk away. With 1,892 square feet of living space, this home offers flexibility for a variety of lifestyles. Previously a duplex, it has been converted into a single-family home while still offering the potential to easily convert back if desired. Whether you're looking for a large family home, rental opportunity, Airbnb potential, or a great entertaining space, this property offers plenty of possibilities. Inside, the home feels spacious and welcoming, with each room offering its own unique personality and charm. The kitchen feels especially roomy thanks to the added pantry space just off the kitchen, and the convenience of main-floor laundry is a major bonus. The living room features a large picture window overlooking the nearby upper elementary school, bringing in plenty of natural light throughout the day. Outside, enjoy a detached one-car garage and a brand-new gravel driveway located in the backyard for additional parking and convenience. An added bonus—the basement stayed dry through this spring’s flooding, providing extra confidence and peace of mind for future owners. Listing Agent is related to the sellers.

Key facts

• Added pantry space
• Large picture window
• New gravel driveway

Tags

• ADDED PANTRY SPACE
• MAIN-FLOOR LAUNDRY
• LARGE PICTURE WINDOW
• DETACHED ONE-CAR GARAGE
• NEW GRAVEL DRIVEWAY
• BASEMENT STAYED DRY

Property features AI

Finance

• Other: Property acreage approx. 0.16 acres; Flood insurance not required; no floodplain
• HOA & community: No land contract; Zoned residential

Exterior

• Parking: Detached garage (20 x 20); Garage provides 1 enclosed parking space; Additional parking for 3 or more vehicles (including garage)
• Security: Accessible common areas (accessibility features included)
• Utilities: Public water; Public sanitary sewer; Electricity connected; Natural gas connected; Cable connected
• Home design: Residential property; Two-story structure; Built in 1903; Below-grade area present (unfinished; 968 below-grade sq. ft.); Subdivision: Smith-Dunlap Addition; Facing/directions: property on a city street
• Construction: Vinyl siding exterior construction; Michigan-style block foundation; Unfinished basement
• Exterior features: Vinyl siding; Front porch; Street lights nearby; Walkable to school; Located within city limits; Outbuildings include garage(s); Road frontage (road); Paved year-round streets

Interior

• Kitchen: Kitchen on main level (approx. 18 x 11) with laminate flooring; Dishwasher; Range/oven; Refrigerator; Dining room on main level (approx. 14 x 13) with laminate flooring
• Bedrooms: Main-floor bedroom (12 x 12) with carpet; Second-floor bedroom (14 x 10) with carpet; Second-floor bedroom (approx. 11 wide) with carpet; Second-floor bedroom (12 x 12) with carpet; Second-floor bedroom (13 x 15) with carpet; Accessible bedroom and accessible main-floor bedroom
• Flooring: Carpet in living areas and bedrooms; Laminate in kitchen, dining room, bathrooms, and laundry
• Bathrooms: Three full bathrooms total; Main-floor bath with laminate flooring (approx. 8 x 12); Second-floor bath with laminate flooring (approx. 6 x 7); Second-floor bath with laminate flooring (approx. 9 x 9); Accessible full bath
• Heating & cooling: Natural gas forced-air heating; Forced air heating system; Ceiling fans for cooling; 200+ amp electrical service
• Interior features: 9 ft. or higher ceilings; Total of 11 rooms; Main-floor full bathroom; Basement present (unfinished Michigan-style block basement)
• Laundry & utility: Main-level laundry room (approx. 8 x 12) with laminate flooring; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $19 ($225/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 $141k (19.5% below list).
• Recommended offer: $141k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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 $5k 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 43 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $73k; list at $175k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,863 (19.5% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $191,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 S 12th St	0.41mi	4/1.5 (+1)	1,995 (+5%)	1mo	$155,000	$78	64
201 N 16th St	0.02mi	4/1.5 (+1)	1,640 (-13%)	8mo	$165,000	$101	64
624 S 16th St	0.55mi	3/2.5	2,004 (+6%)	5mo	$180,000	$90	59
307 S 17th St	0.27mi	4/1.5 (+1)	2,015 (+6%)	15mo	$165,000	$82	57
408 S 14th St	0.39mi	4/2.0 (+1)	2,056 (+9%)	6mo	$225,000	$109	57
604 S 11th St	0.66mi	3/2.5	1,836 (-3%)	8mo	$213,000	$116	55
404 S 15th St	0.38mi	3/2.0	1,614 (-15%)	4mo	$164,900	$102	54
814 S 14th St St	0.72mi	3/1.5	1,860 (-2%)	13mo	$220,000	$118	51
417 S 8th St	0.73mi	3/1.0	1,772 (-6%)	1mo	$155,000	$87	50
324 S 7th St	0.73mi	4/2.0 (+1)	1,920 (+2%)	15mo	$180,000	$94	46
328 S 7th St	0.74mi	4/1.5 (+1)	1,990 (+5%)	7mo	$325,000	$163	44
703 S 14th St	0.65mi	4/2.0 (+1)	1,612 (-15%)	17mo	$156,000	$97	26

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-27,197
• Equity at exit: $26,078

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-22,346
• Equity at exit: $15,122

Cash invested: $48,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $19

Break-even live

Break-even rent $1,385

Max offer price $174,900

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $68	+0% $19	+5% $-31	+10% $-80
Rent	-10% $-93	-5% $-37	+0% $19	+5% $74	+10% $130
Rate	-1.0pp $107	-0.5pp $63	base $19	+0.5pp $-27	+1.0pp $-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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $174,900 Active 43 DOM
2. 2026-06-18
   days on market $174,900 Active 41 DOM
3. 2026-06-17
   days on market $174,900 Active 40 DOM
4. 2026-06-16
   days on market $174,900 Active 39 DOM
5. 2026-06-16
   price $174,900 Active 38 DOM
6. 2026-06-15
   days on market $179,900 Active 38 DOM
7. 2026-06-13
   days on market $179,900 Active 36 DOM
8. 2026-06-12
   days on market $179,900 Active 35 DOM
9. 2026-06-09
   days on market $179,900 Active 32 DOM
10. 2026-06-08
    days on market $179,900 Active 31 DOM
11. 2026-06-07
    days on market $179,900 Active 30 DOM
12. 2026-06-07
    days on market $179,900 Active 29 DOM
13. 2026-06-04
    days on market $179,900 Active 26 DOM
14. 2026-06-02
    days on market $179,900 Active 25 DOM
15. 2026-06-01
    days on market $179,900 Active 24 DOM
16. 2026-05-31
    status $179,900 Active 23 DOM
17. 2026-05-31
    days on market $179,900 Keep Showing-Contgcy Appl 23 DOM
18. 2026-05-31
    days on market $179,900 Keep Showing-Contgcy Appl 22 DOM
19. 2026-05-14
    historical Keep Showing-Contgcy Appl 1364-char remark

    Show marketing remark (1364 chars)

    Looking for space, character, and a location close to it all? This 5-bedroom, 3-bath home in Escanaba sits just one block from Ludington Street, putting local shops, restaurants, and downtown conveniences just a short walk away. With 1,892 square feet of living space, this home offers flexibility for a variety of lifestyles. Previously a duplex, it has been converted into a single-family home while still offering the potential to easily convert back if desired. Whether you're looking for a large family home, rental opportunity, Airbnb potential, or a great entertaining space, this property offers plenty of possibilities. Inside, the home feels spacious and welcoming, with each room offering its own unique personality and charm. The kitchen feels especially roomy thanks to the added pantry space just off the kitchen, and the convenience of main-floor laundry is a major bonus. The living room features a large picture window overlooking the nearby upper elementary school, bringing in plenty of natural light throughout the day. Outside, enjoy a detached one-car garage and a brand-new gravel driveway located in the backyard for additional parking and convenience. An added bonus—the basement stayed dry through this spring’s flooding, providing extra confidence and peace of mind for future owners. Listing Agent is related to the sellers.

20. 2026-05-08
    listed $179,900 Active 1364-char remark

    Show marketing remark (1364 chars)

    Looking for space, character, and a location close to it all? This 5-bedroom, 3-bath home in Escanaba sits just one block from Ludington Street, putting local shops, restaurants, and downtown conveniences just a short walk away. With 1,892 square feet of living space, this home offers flexibility for a variety of lifestyles. Previously a duplex, it has been converted into a single-family home while still offering the potential to easily convert back if desired. Whether you're looking for a large family home, rental opportunity, Airbnb potential, or a great entertaining space, this property offers plenty of possibilities. Inside, the home feels spacious and welcoming, with each room offering its own unique personality and charm. The kitchen feels especially roomy thanks to the added pantry space just off the kitchen, and the convenience of main-floor laundry is a major bonus. The living room features a large picture window overlooking the nearby upper elementary school, bringing in plenty of natural light throughout the day. Outside, enjoy a detached one-car garage and a brand-new gravel driveway located in the backyard for additional parking and convenience. An added bonus—the basement stayed dry through this spring’s flooding, providing extra confidence and peace of mind for future owners. Listing Agent is related to the sellers.

21. 2026-05-08
    listed $179,900 Active 1364-char remark

    Show marketing remark (1364 chars)

    Looking for space, character, and a location close to it all? This 5-bedroom, 3-bath home in Escanaba sits just one block from Ludington Street, putting local shops, restaurants, and downtown conveniences just a short walk away. With 1,892 square feet of living space, this home offers flexibility for a variety of lifestyles. Previously a duplex, it has been converted into a single-family home while still offering the potential to easily convert back if desired. Whether you're looking for a large family home, rental opportunity, Airbnb potential, or a great entertaining space, this property offers plenty of possibilities. Inside, the home feels spacious and welcoming, with each room offering its own unique personality and charm. The kitchen feels especially roomy thanks to the added pantry space just off the kitchen, and the convenience of main-floor laundry is a major bonus. The living room features a large picture window overlooking the nearby upper elementary school, bringing in plenty of natural light throughout the day. Outside, enjoy a detached one-car garage and a brand-new gravel driveway located in the backyard for additional parking and convenience. An added bonus—the basement stayed dry through this spring’s flooding, providing extra confidence and peace of mind for future owners. Listing Agent is related to the sellers.

22. 2016-12-01
    soldstatus $73,000
23. 2015-11-06
    historical
24. 2014-12-05
    listed $19,900

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: +$723/yr (+$60/mo · 57.9%)

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

Taxation est. · year 1

• Rental income: $16,904
• − Mortgage interest: −$9,797
• − Property taxes: −$1,248
• − Insurance: −$874
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$5,088
• Taxable loss: −$2,809
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $899/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

+804.0% since first listed

6 events — show timeline

• 2026-05-14 Contingent — MiRealSource-MiMLS
• 2026-05-08 Listed $179,900 UPAR
• 2026-05-08 Listed $179,900 MiRealSource-MiMLS
• 2016-12-01 Sold (Public Records) $73,000 Public Records
• 2015-11-06 Listing Removed — MiRealSource-MiMLS
• 2014-12-05 Listed $19,900 MiRealSource-MiMLS

Property tax history

-6.3%/yr

Latest (2025): $1,248 · -22.5% YoY. Source: county tax records.