470 7th Ave · Park Falls, WI 54552

$84,900

3 bd · 1.0 ba · 932 sqft · SingleFamily · 45 Days on market

6,011 sqft lot $91/sqft · at area comps Est $86k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +8.1/15.0
• 1% rule +6.2/10.0
• 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

(355) Great Starter Home or Retirement Home Priced to Sell! This cozy one-story home is located on a 50x120+/- ft. lot in an established Park Falls residential neighborhood has a roomy living room, kitchen, bath and three bedrooms. There is an enclosed front porch and an enclosed rear porch with closet. Partial basement. Trane natural gas forced air furnace and central air. One car detached garage. $39,900

Key facts

• Gravel parking
• Spacious kitchen
• Large living room

Tags

• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• ENCLOSED FRONT PORCH
• DETACHED ONE-CAR GARAGE
• GRAVEL PARKING
• PERENNIAL FLOWERS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Frame and Masonite construction; Composition/shingle roof; Built with a single level (1 story)
• Exterior features: City street frontage; Public maintained road

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Electric water heater; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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, schools D-, amenities 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.
• 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 $587 of loan paydown is wiped out by about $3k 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 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $86,068
• List price: $84,900
• Delta: -1.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
N15539 10th Ave	0.19mi	3/1.0	875 (-6%)	2mo	$161,500	$185	79
W7900 Lafayette St	0.34mi	2/1.0 (-1)	948 (+2%)	16mo	$110,000	$116	63
847 4th Ave Ave S	0.38mi	2/1.0 (-1)	988 (+6%)	15mo	$141,500	$143	55
384 Court St	0.64mi	2/1.0 (-1)	1,000 (+7%)	1mo	$95,000	$95	52
377 5th Ave	0.27mi	2/1.0 (-1)	862 (-8%)	23mo	$80,000	$93	51
970 S 4th Avenue South	0.54mi	2/1.0 (-1)	846 (-9%)	9mo	$90,000	$106	47
663 2nd Ave	0.72mi	2/1.0 (-1)	1,061 (+14%)	22mo	$92,000	$87	20

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,253
• Equity at exit: $12,659

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $14,998
• Equity at exit: $7,341

Cash invested: $23,772 (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 54552

• Home prices YoY: -27.7%
• Active inventory: 74
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $196

Break-even live

Break-even rent $703

Max offer price $84,900

Occupancy floor 74%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $84,900 Active 45 DOM
2. 2026-06-17
   days on market $84,900 Active 44 DOM
3. 2026-06-16
   days on market $84,900 Active 43 DOM
4. 2026-06-15
   days on market $84,900 Active 42 DOM
5. 2026-06-15
   days on market $84,900 Active 41 DOM
6. 2026-06-13
   days on market $84,900 Active 40 DOM
7. 2026-06-12
   days on market $84,900 Active 39 DOM
8. 2026-06-09
   days on market $84,900 Active 36 DOM
9. 2026-06-08
   days on market $84,900 Active 35 DOM
10. 2026-06-08
    days on market $84,900 Active 34 DOM
11. 2026-06-05
    days on market $84,900 Active 32 DOM
12. 2026-06-03
    days on market $84,900 Active 30 DOM
13. 2026-06-02
    days on market $84,900 Active 29 DOM
14. 2026-06-01
    days on market $84,900 Active 28 DOM
15. 2026-05-31
    days on market $84,900 Active 27 DOM
16. 2026-05-01
    listed $84,900 Active 585-char remark
17. 2018-08-24
    soldstatus $35,000 409-char remark

    Show marketing remark (409 chars)

    (355) Great Starter Home or Retirement Home Priced to Sell! This cozy one-story home is located on a 50x120+/- ft. lot in an established Park Falls residential neighborhood has a roomy living room, kitchen, bath and three bedrooms. There is an enclosed front porch and an enclosed rear porch with closet. Partial basement. Trane natural gas forced air furnace and central air. One car detached garage. $39,900

18. 2018-07-11
    listed $39,900 409-char remark

    Show marketing remark (409 chars)

    (355) Great Starter Home or Retirement Home Priced to Sell! This cozy one-story home is located on a 50x120+/- ft. lot in an established Park Falls residential neighborhood has a roomy living room, kitchen, bath and three bedrooms. There is an enclosed front porch and an enclosed rear porch with closet. Partial basement. Trane natural gas forced air furnace and central air. One car detached garage. $39,900

19. 2006-07-24
    soldstatus $15,900
20. 2006-07-24
    soldstatus $19,100
21. 2005-02-09
    soldstatus $9,800
22. 2005-01-25
    soldstatus $9,800
23. 2004-11-30
    soldstatus $9,800

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: +$337/yr (+$28/mo · 37.6%)

ⓘ 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 2/10 Low
• 🌡 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: $11,418
• − Mortgage interest: −$4,756
• − Property taxes: −$896
• − Insurance: −$424
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,470
• Taxable income: $1,045
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $2,106/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): 4,290

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: Portuguese 8% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -77.87%
• Current HPI: 203.0866
• 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

+766.3% since first listed

8 events — show timeline

• 2026-05-01 Listed $84,900 GNMLS
• 2018-08-24 Sold (MLS) $35,000 GNMLS
• 2018-07-11 Listed $39,900 GNMLS
• 2006-07-24 Sold (Public Records) $19,100 Public Records
• 2006-07-24 Sold (Public Records) $15,900 Public Records
• 2005-02-09 Sold (Public Records) $9,800 Public Records
• 2005-01-25 Sold (Public Records) $9,800 Public Records
• 2004-11-30 Sold (Public Records) $9,800 Public Records

Property tax history

+0.2%/yr

Latest (2025): $896 · +3.8% YoY. Source: county tax records.