1170 2nd Ave Ave N · Park Falls, WI 54452

$159,900

3 bd · 1.0 ba · 1,225 sqft · Other · 55 Days on market

0.29 ac lot $131/sqft · 62% above area

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

(#327D) This two bedroom city home is located in a quiet part of Park Falls, just east of the public school. The living and dining area have ceiling fans with easy access to the 2 bedrooms. The kitchen has lots of cabinet space and room for a breakfast table. The bathroom is large and has access to the finished attic space, perfect for a playroom. Outside is a 1 car detached garage, fruit trees and a fenced garden. With the proper renovations, this property would make an excellent home.

Key facts

• 0.29 acre lot
• Garage
• Listed 55 days

Property features AI

Exterior

• Parking: Paved driveway; 1-car garage
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Frame construction
• Construction: Frame construction; Composition/shingle roof; Partial basement (unfinished)
• Exterior features: Level lot; Publicly maintained city street frontage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Gas water heater; Microwave; Range; Refrigerator; Wood flooring; No fireplace
• Laundry & utility: Main level laundry; Partial unfinished basement with sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $166 ($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 $154k (3.9% below list).
• Recommended offer: $154k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#329 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, amenities F, commute F.
• Chequamegon School District (rural): math 25% / reading 29% proficiency, ranked #303 of 342 in WI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Park Falls Elementary (math 37% / reading 22%, grade F, #705 of 1,041 statewide, top 71%, 280 students, 59% FRL); Chequamegon Middle (math 22% / reading 37%, grade F, #261 of 383 statewide, top 73%, 129 students, 50% FRL); Chequamegon High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 218 students, 46% FRL).
• Market conditions: 74 active listings in the ZIP; 47 units permitted in Price 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.
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $22k; list at $160k implies a 611% gain — meaningful room to come down on a strong offer.

Recommended offer $153,704 (3.9% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $98,946
• List price: $159,900
• Delta: 61.60%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,365
• Equity at exit: $23,842

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $169
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Wisconsin: 73 Landlord-Friendly · R+2
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; Madison / Milwaukee have some local enforcement.

Methodology + full state rankings →

ZIP-level market 54452

• Active inventory: 74
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,537 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $166

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 84%

Sensitivity live

Price	-10% $256	-5% $211	+0% $166	+5% $121	+10% $75
Rent	-10% $44	-5% $105	+0% $166	+5% $226	+10% $287
Rate	-1.0pp $246	-0.5pp $206	base $166	+0.5pp $124	+1.0pp $82

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $159,900 Active 55 DOM
2. 2026-06-21
   days on market $159,900 Active 54 DOM
3. 2026-06-18
   days on market $159,900 Active 52 DOM
4. 2026-06-17
   days on market $159,900 Active 51 DOM
5. 2026-06-16
   days on market $159,900 Active 50 DOM
6. 2026-06-15
   days on market $159,900 Active 49 DOM
7. 2026-06-15
   days on market $159,900 Active 48 DOM
8. 2026-06-13
   days on market $159,900 Active 47 DOM
9. 2026-06-12
   days on market $159,900 Active 46 DOM
10. 2026-06-09
    days on market $159,900 Active 43 DOM
11. 2026-06-08
    days on market $159,900 Active 42 DOM
12. 2026-06-08
    days on market $159,900 Active 41 DOM
13. 2026-06-05
    days on market $159,900 Active 39 DOM
14. 2026-06-03
    days on market $159,900 Active 37 DOM
15. 2026-06-02
    days on market $159,900 Active 36 DOM
16. 2026-06-01
    days on market $159,900 Active 35 DOM
17. 2026-05-31
    days on market $159,900 Active 34 DOM
18. 2026-04-24
    listed $159,900 Active 758-char remark
19. 2015-10-15
    soldstatus $22,500 491-char remark

    Show marketing remark (491 chars)

    (#327D) This two bedroom city home is located in a quiet part of Park Falls, just east of the public school. The living and dining area have ceiling fans with easy access to the 2 bedrooms. The kitchen has lots of cabinet space and room for a breakfast table. The bathroom is large and has access to the finished attic space, perfect for a playroom. Outside is a 1 car detached garage, fruit trees and a fenced garden. With the proper renovations, this property would make an excellent home.

20. 2015-04-01
    listed $19,549 491-char remark

    Show marketing remark (491 chars)

    (#327D) This two bedroom city home is located in a quiet part of Park Falls, just east of the public school. The living and dining area have ceiling fans with easy access to the 2 bedrooms. The kitchen has lots of cabinet space and room for a breakfast table. The bathroom is large and has access to the finished attic space, perfect for a playroom. Outside is a 1 car detached garage, fruit trees and a fenced garden. With the proper renovations, this property would make an excellent home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WI · Partial reset (capped growth)

• Current annual tax: $1,720 · $143/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$619/yr (+$52/mo · 36.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,444
• − Mortgage interest: −$8,957
• − Property taxes: −$1,720
• − Insurance: −$800
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,652
• Taxable loss: −$635
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $2,142/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: Chequamegon School District
• NCES district ID: 5500058
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $42,432
• Composite: 22.98/100
• National rank: #7984
• State rank: #303 of 342 in WI

Livability — Park Falls

• Score: 69/100
• State rank: #329
• US rank: #8515

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Falls, WI
• Population (ZIP): 18,949

Population outlook (Price County) Hauer SSP2

• Today (2025): 12,757 people
• By 2030: 12,157 · -4.7%
• By 2040: 10,761 · -15.6%
• By 2050: 9,515 · -25.4%
• By 2075: 8,293 · -35.0%
• By 2100: 7,470 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Price

• 2024 margin: Solid R (+31.1) · D 33.9% · R 65.1%
• 2008→2024 swing: -44.5pp toward R · 2008: 13.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.6 2016: R+25.0 2012: D+0.0 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.99%
• Current HPI: 192.6923
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.10%
• F500 in state: 20

Industry mix (Fortune 500 HQ in WI)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$23B
▸Industrial Technology	2	$36B
▸Insurance	1	$36B
▸Professional Services	1	$19B
▸Utilities	1	$9B
▸Consumer Goods	1	$3B

Price history

+717.9% since first listed

3 events — show timeline

• 2026-04-24 Listed $159,900 GNMLS
• 2015-10-15 Sold (MLS) $22,500 GNMLS
• 2015-04-01 Listed $19,549 GNMLS

Property tax history

+8.8%/yr

Latest (2025): $1,720 · +1.9% YoY. Source: county tax records.