1805 E 8th St · Superior, WI 54880

$199,000

3 bd · 2.0 ba · 1,431 sqft · Other · 2 Days on market

Built 1898 6,098 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

Key facts

• Fenced yard
• Added loft storage
• Outdoor living space

Tags

• OUTDOOR LIVING SPACE
• FENCED YARD
• DETACHED TWO-CAR GARAGE
• ADDED LOFT STORAGE
• NEW ROOF
• ENCLOSED FRONT ENTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 8.1% vs local median 4.5% in Superior — 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 86/100 on livability (#21 in WI, #337 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-.
• Superior School District (suburban): math 23% / reading 34% proficiency, ranked #290 of 342 in WI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.8%/yr); 168 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 110 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Douglas County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $78k; list at $199k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-13,743
• Equity at exit: $29,672

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $10,460
• Equity at exit: $17,206

Cash invested: $55,720 (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 54880

• Rents YoY: 2.8%
• Active inventory: 168
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $298

Break-even live

Break-even rent $1,656

Max offer price $199,000

Occupancy floor 80%

Sensitivity live

Price	-10% $411	-5% $355	+0% $298	+5% $242	+10% $186
Rent	-10% $138	-5% $218	+0% $298	+5% $379	+10% $459
Rate	-1.0pp $399	-0.5pp $349	base $298	+0.5pp $247	+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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 E 2nd St Superior, WI	1.0–2.0	1.0–2.0	778	$2,300	$2.95	14d	8	1.32mi
110 E 2nd St Apt 218 Superior, WI	2.0	2.0	971	$2,200	$2.27	22d	1	1.32mi

Listing history 13 events

1. 2026-04-25
   status Pending 2127-char remark

   Show marketing remark (2127 chars)

   Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

2. 2026-04-25
   status Pending 2127-char remark

   Show marketing remark (2127 chars)

   Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

3. 2026-04-25
   status Pending

   Show marketing remark (2127 chars)

   Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

4. 2026-04-23
   listed $199,000 Active 2127-char remark

   Show marketing remark (2127 chars)

   Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

5. 2026-04-23
   listed $199,000 Active 2127-char remark

   Show marketing remark (2127 chars)

   Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

6. 2026-04-23
   listed $199,000 Active

   Show marketing remark (2127 chars)

   Set in the East End of Superior, this classic traditional-style home is located in a neighborhood seeing growth, with several new builds just across the street?offering the charm of an established area paired with ongoing development. With easy access to major routes, commuting and daily errands are simple and convenient. The well-utilized lot places the outdoor living space to the side and rear of the home, creating a spacious and private yard. Mature trees, shrubs, fragrant lilacs, and perennial hostas and lilies surround the property, complemented by a fenced yard, off-street parking, and a detached two-car garage with lean-to. The garage has been thoughtfully updated with electrical improvements, added loft storage, pillar removal for better functionality, and a new roof. An enclosed front entry provides a practical buffer from the elements and a welcoming spot to remove shoes and winter gear before stepping into the light-filled living room. Inside, you?ll find original woodwork that has been beautifully restored or replaced where needed, along with new flooring throughout the main floor. A large living room window ensures plenty of natural light. The dining room flows seamlessly into the kitchen, with generous counter space and peninsula seating. The main floor also features a small mudroom back entry with built in storage and seating, bath with stackable laundry, and a bedroom showcasing original hardwood floors and built-in storage cabinetry. True one-level living is already in place in this well-prepared home. Upstairs, a landing with built-in shelving leads to two bedrooms and a full bath. One bedroom includes a large closet, while the expansive second bedroom offers flexible space for a home office, Walk-in closet, hobby area, or luxurious storage. Notable updates include new siding, windows, flooring, trim, paint, a new shower, laundry upgrades, and two fully renovated bathrooms?giving peace of mind while preserving the home?s classic appeal. This updated home honors its traditional charm with modern improvements in a growing neighborhood? and is ready to welcome its next owner

7. 2016-09-20
   soldstatus $78,000 77-char remark

   Show marketing remark (77 chars)

   3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

8. 2016-09-20
   soldstatus $78,000 Sold 77-char remark

   Show marketing remark (77 chars)

   3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

9. 2016-08-01
   status Pending 77-char remark

   Show marketing remark (77 chars)

   3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

10. 2016-06-29
    price $85,000 77-char remark

    Show marketing remark (77 chars)

    3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

11. 2016-06-08
    price $92,000 77-char remark

    Show marketing remark (77 chars)

    3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

12. 2016-05-09
    listed $98,500 Active 77-char remark

    Show marketing remark (77 chars)

    3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

13. 2016-05-09
    listed $85,000 77-char remark

    Show marketing remark (77 chars)

    3 plus bedroom home in nice lot. New roof, foundation and remodeled interior.

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,932 · $244/mo
• Expected delta: +$750/yr (+$62/mo · 34.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 12 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: $24,406
• − Mortgage interest: −$11,147
• − Property taxes: −$2,182
• − Insurance: −$995
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$5,789
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $3,488/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: Superior School District
• NCES district ID: 5514670
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,659
• Composite: 24.31/100
• National rank: #7711
• State rank: #290 of 342 in WI

Livability — Superior

• Score: 86/100
• State rank: #21
• US rank: #337

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Superior, WI
• County: Douglas County · 30,312 people
• City population: 30,312
• Metro: Duluth, MN-WI
• Population (ZIP): 30,312
• Household income: $68,275
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1018.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 42,505 people
• By 2030: 41,269 · -2.9%
• By 2040: 37,829 · -11.0%
• By 2050: 34,043 · -19.9%
• By 2075: 25,892 · -39.1%
• By 2100: 19,487 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 2% Black 1% Asian 1% Native American 1%
• Common ancestry: Portuguese 10% Romanian 9% Lithuanian 4%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean D (+5.3) · D 52.0% · R 46.6% · Other 1.4%
• 2008→2024 swing: -27.9pp toward R · 2008: 33.2pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+9.3 2016: D+7.6 2012: D+31.3 2008: D+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.80%
• Current HPI: 226.557
• Rent YoY: ▲ 2.76%
• Metro: Duluth, MN-WI
• 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

+134.1% since first listed

13 events — show timeline

• 2026-04-25 Pending — LSAR
• 2026-04-25 Pending — SAAR
• 2026-04-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $199,000 LSAR
• 2026-04-23 Listed $199,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $199,000 SAAR
• 2016-09-20 Sold (MLS) $78,000 SAAR
• 2016-09-20 Sold (MLS) $78,000 LSAR
• 2016-08-01 Pending — SAAR
• 2016-06-29 Price Changed $85,000 SAAR
• 2016-06-08 Price Changed $92,000 SAAR
• 2016-05-09 Listed $98,500 SAAR
• 2016-05-09 Listed $85,000 LSAR

Property tax history

+1.2%/yr

Latest (2025): $2,182 · +2.2% YoY. Source: county tax records.