1590 Superior Shrs #107 · Silver Creek, MN 55616

$69,900

2 bd · 2.0 ba · 1,140 sqft · Condo · 108 Days on market

Built 1989 Good condition $61/sqft · at area comps Est $71k · at est. $118/mo HOA · 9% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.0/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interval ownership of a two-bedroom, two-bath lakehome at Superior Shores. This spectacular single level unit features a fireplace, oversize whirlpool, walk-in shower, newer flooring and appliances and much, much more. This corner unit features two bedrooms, two full baths, a full kitchen, deck and one of the best views on the property. Housekeeping, laundry and interior maintenance services provided by management company. All exterior maintenance services provided by property manager. Enjoy six plus weeks each year on the North Shore without the hassle of mowing, shoveling, painting, cleaning, etc. This property is situated on 46 wooded acres with over a half-mile of shoreline. Association amenities include hiking trails, tennis and pickleball courts, seasonal outdoor pool and spa. Approximate monthly expenses of $240 include association dues, utilities, cable, phone, Internet, insurance, amenity supplies and management.

Key facts

• Newer flooring
• Wooded acres
• Oversize whirlpool

Tags

• FIREPLACE
• OVERSIZE WHIRLPOOL
• WALK-IN SHOWER
• NEWER FLOORING
• DECK
• WOODED ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.1% in Silver Creek — 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 64/100 on livability (#582 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A, housing B+; Watch: health & safety D+, schools F, amenities F.
• Lake Superior Public School District (rural): math 34% / reading 53% proficiency, ranked #191 of 301 in MN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 81 units permitted in Lake County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lake County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.54%
• DSCR: 2.09
• GRM: 4.6

CMA / ARV

• ARV (median comp): $70,749
• List price: $69,900
• Delta: -1.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 1.73×
• Total profit: $14,252
• Equity at exit: $10,422

10-year hold

• IRR: 26.5%
• Equity multiple: 3.33×
• Total profit: $45,602
• Equity at exit: $6,044

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55616

• Active inventory: 83
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$118
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $400

Break-even live

Break-even rent $761

Max offer price $69,900

Occupancy floor 63%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $118 · $1,416/yr
• Likely covers: internetcableexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $69,900 Active 108 DOM
2. 2026-06-17
   days on market $69,900 Active 107 DOM
3. 2026-06-16
   days on market $69,900 Active 106 DOM
4. 2026-06-15
   days on market $69,900 Active 105 DOM
5. 2026-06-14
   days on market $69,900 Active 103 DOM
6. 2026-06-13
   days on market $69,900 Active 102 DOM
7. 2026-06-10
   days on market $69,900 Active 100 DOM
8. 2026-06-09
   days on market $69,900 Active 99 DOM
9. 2026-06-08
   days on market $69,900 Active 98 DOM
10. 2026-06-07
    days on market $69,900 Active 97 DOM
11. 2026-06-02
    days on market $69,900 Active 92 DOM
12. 2026-06-01
    days on market $69,900 Active 91 DOM
13. 2026-05-31
    days on market $69,900 Active 90 DOM
14. 2026-05-30
    days on market $69,900 Active 89 DOM
15. 2026-03-02
    listed $69,900 Active 936-char remark

    Show marketing remark (936 chars)

    Interval ownership of a two-bedroom, two-bath lakehome at Superior Shores. This spectacular single level unit features a fireplace, oversize whirlpool, walk-in shower, newer flooring and appliances and much, much more. This corner unit features two bedrooms, two full baths, a full kitchen, deck and one of the best views on the property. Housekeeping, laundry and interior maintenance services provided by management company. All exterior maintenance services provided by property manager. Enjoy six plus weeks each year on the North Shore without the hassle of mowing, shoveling, painting, cleaning, etc. This property is situated on 46 wooded acres with over a half-mile of shoreline. Association amenities include hiking trails, tennis and pickleball courts, seasonal outdoor pool and spa. Approximate monthly expenses of $240 include association dues, utilities, cable, phone, Internet, insurance, amenity supplies and management.

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,209
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − HOA: −$1,416
• − Depreciation: −$2,033
• Taxable income: $4,012
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $3,839/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This two-bedroom, two-bath lakefront condo is in good condition with modern amenities and a scenic view. It is move-in ready with minor cosmetic updates that could significantly increase its value.

Value-add opportunities

• Both update flooring in kitchen and living room — newer flooring would enhance both resale and rental value
• Both paint interior walls — neutral paint is fine, but a fresh coat could improve curb appeal
• Both landscape front yard — improved landscaping would enhance curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring in kitchen and living room — newer flooring would enhance both resale and rental value ↑
• Both paint interior walls — neutral paint is fine, but a fresh coat could improve curb appeal ↑
• Both landscape front yard — improved landscaping would enhance curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lake Superior Public School District
• NCES district ID: 2740740
• Math proficiency: 34% ▼ -24.00%
• Reading proficiency: 53% ▼ -9.00%
• Median HH income: $51,958
• Composite: 37.51/100
• National rank: #4399
• State rank: #191 of 301 in MN

Livability — Silver Creek

• Score: 64/100
• State rank: #582
• US rank: #13955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,277

Population outlook (Lake County) Hauer SSP2

• Today (2025): 9,943 people
• By 2030: 9,437 · -5.1%
• By 2040: 8,326 · -16.3%
• By 2050: 7,365 · -25.9%
• By 2075: 6,008 · -39.6%
• By 2100: 5,038 · -49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 18% Scottish 4% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: Toss-up / Even · D 51.0% · R 47.1% · Other 1.9%
• 2008→2024 swing: -18.2pp toward R · 2008: 22.1pp · 2024: 3.9pp
• All cycles: 2024: D+3.9 2020: D+3.5 2016: D+2.2 2012: D+21.1 2008: D+22.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.94%
• Current HPI: 182.619
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

1 event — show timeline

• 2026-03-02 Listed $69,900 LSAR