511 N 20th St · Escanaba, MI 49829

$188,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 8 Days on market

Built 1920 10,018 sqft lot Est $148k · 27% over

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Why this score? — see what drove the F 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 +10.9/30.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated four bedroom, two bathroom home in the heart of Escanaba. Blending timeless character with modern updates, this property features stunning original restored hardwood floors and a thoughtfully renovated interior throughout. The new kitchen offers stainless steel appliances, quartz countertops, stylish backsplash, and a layout designed for both everyday living and entertaining. The main floor bathroom has been tastefully updated with a tile walk-in shower and quartz vanity, adding a touch of luxury to the space. Additional updates include a high efficiency furnace, new roof on both the home and garage, and a new concrete driveway for added peace of mind. Situated on a spacious double lot, the outdoor space is just as impressive with maintenance free decking on both the front and back decks, a beautiful backyard fire pit area, and plenty of room to relax or entertain. The detached oversized two car garage offers exceptional storage with loft space above. This move-in ready home combines charm, quality updates, and a desirable city location all in one package.

Key facts

• Quartz countertops
• Quartz vanity
• Tile walk-in shower

Tags

• RENOVATED INTERIOR
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• TILE WALK-IN SHOWER
• QUARTZ VANITY
• HIGH EFFICIENCY FURNACE

Property features AI

Exterior

• Parking: Detached 2-car garage (24 x 28) with electric and garage door opener; Paved driveway; 2 additional parking spaces
• Utilities: Public water; Public sanitary sewer; Electricity connected (100-amp service, circuit breakers); Natural gas connected; Electric water heater; Cable and phone available
• Home design: Residential 1-1/2 story; Built in 1920
• Construction: Partial basement / crawl foundation; Basement unfinished, stone; Roof details not listed
• Exterior features: Vinyl siding and trim; Deck; Porch; Shed (outbuilding); Large lot (approximately 80 ft frontage); City limits

Interior

• Kitchen: Eat-in kitchen (approx. 12 x 11); Dishwasher; Range/oven; Microwave; Refrigerator
• Bedrooms: Main-level bedroom (14 x 10, vinyl floor); Upper-level bedroom (12 x 10, wood floor); Upper-level bedroom (approx. 10 wide, wood floor); Upper-level bedroom (13 x 9, wood floor)
• Flooring: Hardwood in main living areas; Vinyl in kitchen, dining, bathrooms, laundry; Wood floors in upper-level bedrooms
• Bathrooms: Two full bathrooms; Main-floor full bathroom (vinyl floor, approx. 12 x 8); Upper-level full bathroom (vinyl floor, approx. 9 x 7)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Cable/internet available; Hardwood floors; Entry; Living room; Eat-in kitchen; Main floor laundry; Has basement (partial, stone, unfinished)
• Laundry & utility: Main-floor laundry (12 x 5); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-82 ($-985/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (26.6% below list).
• Recommended offer: $138k (26.6% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Lemmer Elementary School (283 students, 62% FRL); Escanaba Upper Elementary (math 33% / reading 44%, grade F, #675 of 1,397 statewide, top 48%, 436 students, 53% FRL); Escanaba Juniorsenior High School (math 30% / reading 48%, grade F, #328 of 713 statewide, top 46%, 1,100 students, 44% FRL).
• Market conditions: 66 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $28k; list at $188k implies a 581% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,908 (26.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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: 0.73% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $147,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N 21st St	0.20mi	3/1.0	1,501 (+4%)	5mo	$68,750	$46	80
105 N 19th St	0.34mi	3/2.0	1,490 (+3%)	3mo	$80,100	$54	73
622 Stephenson Ave	0.26mi	3/2.0	1,409 (-3%)	9mo	$149,900	$106	71
300 N 13th St	0.55mi	3/1.5	1,438 (-1%)	4mo	$138,000	$96	68
404 S 18th St	0.65mi	3/1.0	1,377 (-5%)	3mo	$166,500	$121	58
309 S 18th St	0.56mi	3/1.0	1,600 (+10%)	1mo	$145,000	$91	56
1209 Washington Ave	0.71mi	4/1.5 (+1)	1,370 (-6%)	1mo	$170,000	$124	50
201 N 16th St	0.39mi	4/1.5 (+1)	1,640 (+13%)	8mo	$165,000	$101	47
1201 N 16th St	0.73mi	3/1.0	1,560 (+8%)	9mo	$125,000	$80	46
430 S 19th St	0.65mi	3/1.5	1,290 (-11%)	8mo	$210,000	$163	43
404 S 15th St	0.72mi	3/2.0	1,614 (+11%)	4mo	$164,900	$102	40
323 S 19th St	0.55mi	2/2.0 (-1)	1,234 (-15%)	9mo	$185,000	$150	32

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-35,748
• Equity at exit: $28,031

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-38,092
• Equity at exit: $16,255

Cash invested: $52,640 (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: 66
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-82

Break-even live

Break-even rent $1,483

Max offer price $173,506

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-29	+0% $-82	+5% $-135	+10% $-188
Rent	-10% $-191	-5% $-137	+0% $-82	+5% $-28	+10% $27
Rate	-1.0pp $13	-0.5pp $-34	base $-82	+0.5pp $-131	+1.0pp $-180

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   listed $188,000 Active 1113-char remark

   Show marketing remark (1113 chars)

   Welcome home to this beautifully updated four bedroom, two bathroom home in the heart of Escanaba. Blending timeless character with modern updates, this property features stunning original restored hardwood floors and a thoughtfully renovated interior throughout. The new kitchen offers stainless steel appliances, quartz countertops, stylish backsplash, and a layout designed for both everyday living and entertaining. The main floor bathroom has been tastefully updated with a tile walk-in shower and quartz vanity, adding a touch of luxury to the space. Additional updates include a high efficiency furnace, new roof on both the home and garage, and a new concrete driveway for added peace of mind. Situated on a spacious double lot, the outdoor space is just as impressive with maintenance free decking on both the front and back decks, a beautiful backyard fire pit area, and plenty of room to relax or entertain. The detached oversized two car garage offers exceptional storage with loft space above. This move-in ready home combines charm, quality updates, and a desirable city location all in one package.

2. 2026-05-19
   listed $188,000 Active 1113-char remark

   Show marketing remark (1113 chars)

   Welcome home to this beautifully updated four bedroom, two bathroom home in the heart of Escanaba. Blending timeless character with modern updates, this property features stunning original restored hardwood floors and a thoughtfully renovated interior throughout. The new kitchen offers stainless steel appliances, quartz countertops, stylish backsplash, and a layout designed for both everyday living and entertaining. The main floor bathroom has been tastefully updated with a tile walk-in shower and quartz vanity, adding a touch of luxury to the space. Additional updates include a high efficiency furnace, new roof on both the home and garage, and a new concrete driveway for added peace of mind. Situated on a spacious double lot, the outdoor space is just as impressive with maintenance free decking on both the front and back decks, a beautiful backyard fire pit area, and plenty of room to relax or entertain. The detached oversized two car garage offers exceptional storage with loft space above. This move-in ready home combines charm, quality updates, and a desirable city location all in one package.

3. 2017-07-19
   soldstatus $27,600 570-char remark

   Show marketing remark (570 chars)

   This property and the terms of its sale is now under auction terms & conditions. Bids should be submitted through www. auction.com. Buyer/Buyer Agent to verify all info. MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence. Property is occupied, Occupants are not to be disturbed or contacted under any circumstances. Interior and exterior inspections are not available and the property is being sold as is.

4. 2017-07-19
   soldstatus $27,600 570-char remark

   Show marketing remark (570 chars)

   This property and the terms of its sale is now under auction terms & conditions. Bids should be submitted through www. auction.com. Buyer/Buyer Agent to verify all info. MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence. Property is occupied, Occupants are not to be disturbed or contacted under any circumstances. Interior and exterior inspections are not available and the property is being sold as is.

5. 2017-03-23
   listed $29,000 570-char remark

   Show marketing remark (570 chars)

   This property and the terms of its sale is now under auction terms & conditions. Bids should be submitted through www. auction.com. Buyer/Buyer Agent to verify all info. MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence. Property is occupied, Occupants are not to be disturbed or contacted under any circumstances. Interior and exterior inspections are not available and the property is being sold as is.

6. 2017-03-23
   listed $29,000 570-char remark

   Show marketing remark (570 chars)

   This property and the terms of its sale is now under auction terms & conditions. Bids should be submitted through www. auction.com. Buyer/Buyer Agent to verify all info. MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence. Property is occupied, Occupants are not to be disturbed or contacted under any circumstances. Interior and exterior inspections are not available and the property is being sold as is.

7. 2003-09-10
   soldstatus $72,000
8. 2002-09-13
   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: $1,288 · $107/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$804/yr (+$67/mo · 62.4%)

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

Taxation est. · year 1

• Rental income: $16,549
• − Mortgage interest: −$10,531
• − Property taxes: −$1,288
• − Insurance: −$940
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$5,469
• Taxable loss: −$4,326
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $54/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

+382.1% since first listed

8 events — show timeline

• 2026-05-19 Listed $188,000 UPAR
• 2026-05-19 Listed $188,000 MiRealSource-MiMLS
• 2017-07-19 Sold (MLS) $27,600 MiRealSource-MiMLS
• 2017-07-19 Sold (MLS) $27,600 UPAR
• 2017-03-23 Listed $29,000 MiRealSource-MiMLS
• 2017-03-23 Listed $29,000 UPAR
• 2003-09-10 Sold (Public Records) $72,000 Public Records
• 2002-09-13 Sold (Public Records) $39,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,288 · -22.5% YoY. Source: county tax records.