2417 John Ave · Superior, WI 54880

$189,500

3 bd · 2.0 ba · 1,547 sqft · Other · 110 Days on market

Built 1894 6,969 sqft lot $122/sqft · 23% below area Est $245k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• 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

Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1894

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $45 ($538/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 $177k (6.8% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 1 comparable units currently listed for rent nearby; 110 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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

• It's been on market 110 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (median comp): $244,666
• List price: $189,500
• Delta: -22.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-28,223
• Equity at exit: $28,255

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-22,424
• Equity at exit: $16,384

Cash invested: $53,060 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$278 /mo · $3,330/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $45

Break-even live

Break-even rent $1,709

Max offer price $189,500

Occupancy floor 92%

Sensitivity live

Price	-10% $152	-5% $99	+0% $45	+5% $-9	+10% $-62
Rent	-10% $-95	-5% $-25	+0% $45	+5% $115	+10% $184
Rate	-1.0pp $140	-0.5pp $93	base $45	+0.5pp $-4	+1.0pp $-54

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1806 John Ave Unit 1 Superior, WI	4.0	2.0	1600	$1,850	$1.16	44d	1	0.53mi

Listing history 25 events

1. 2026-06-18
   days on market $189,500 Active 110 DOM
2. 2026-06-17
   days on market $189,500 Active 109 DOM
3. 2026-06-16
   days on market $189,500 Active 108 DOM
4. 2026-06-15
   days on market $189,500 Active 107 DOM
5. 2026-06-14
   days on market $189,500 Active 105 DOM
6. 2026-06-13
   days on market $189,500 Active 104 DOM
7. 2026-06-10
   days on market $189,500 Active 102 DOM
8. 2026-06-09
   days on market $189,500 Active 101 DOM
9. 2026-06-08
   days on market $189,500 Active 100 DOM
10. 2026-06-07
    days on market $189,500 Active 99 DOM
11. 2026-06-02
    days on market $189,500 Active 94 DOM
12. 2026-06-01
    days on market $189,500 Active 93 DOM
13. 2026-05-31
    days on market $189,500 Active 92 DOM
14. 2026-05-30
    days on market $189,500 Active 91 DOM
15. 2026-05-11
    price $189,500 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

16. 2026-05-11
    price $189,500 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

17. 2026-04-27
    status Active 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

18. 2026-04-15
    historical Contingent 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

19. 2026-03-28
    status Active 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

20. 2026-03-09
    historical Contingent 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

21. 2026-02-28
    listed $195,000 Active 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

22. 2026-02-28
    listed $195,000 Active 466-char remark

    Show marketing remark (466 chars)

    Move-in ready 3-bed, 2-bath home offering 1,547 sq ft of comfortable living space. The home features spacious living and dining rooms with a functional layout and plenty of natural light. A main-floor bedroom with an attached full bath provides convenient primary suite or guest space options. Outside, you’ll find a detached garage along with both off-street and on-street parking. A well-maintained home ready for its next owner, schedule your showing today!

23. 2025-02-07
    historical $1,300
24. 2024-11-09
    listed $1,300
25. 2022-04-28
    soldstatus $2,615,800

ⓘ 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: $3,330 · $278/mo
• Projected year-2 tax: $3,418 · $285/mo
• Expected delta: +$88/yr (+$7/mo · 2.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $21,192
• − Mortgage interest: −$10,615
• − Property taxes: −$3,330
• − Insurance: −$948
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,513
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,164/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

-92.8% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $189,500 SAAR
• 2026-05-11 Price Changed $189,500 LSAR
• 2026-04-27 Relisted — SAAR
• 2026-04-15 Contingent — SAAR
• 2026-03-28 Relisted — SAAR
• 2026-03-09 Contingent — SAAR
• 2026-02-28 Listed $195,000 LSAR
• 2026-02-28 Listed $195,000 SAAR
• 2025-02-07 Rental Removed $1,300 PROPERTYWARE
• 2024-11-09 Listed for Rent $1,300 PROPERTYWARE
• 2022-04-28 Sold (Public Records) $2,615,800 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,330 · +2.3% YoY. Source: county tax records.