619 Fisher Ave · Superior, WI 54880

$175,000

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 1 Days on market

Built 1890 0.32 ac lot Est $172k · at est.

---

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 +21.6/30.0
• DSCR +6.9/10.0
• ARV discount +6.6/15.0
• 1% rule +5.3/10.0
• 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

Great opportunity to build equity in this ranch-style home situated on a spacious 100' x 140' lot. The main level features an open-concept kitchen and living room, two bedrooms, and a full bathroom. The full poured concrete basement includes a small corner room, a 3/4 bath, and plenty of unfinished space with potential for future expansion. Outside, you'll find a large side yard, a 20' x 24' detached garage, and ample off-street parking. Property is being sold as-is; seller will not complete repairs prior to closing.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1890

Property features AI

Exterior

• Parking: 2-car garage (detached/attached not specified)
• Home design: Single-family, 1-story home
• Exterior features: Lot of about 0.32 acre

Interior

• Bedrooms: Bedroom 2 on main level (11 x 9); Bedroom 3 on main level (9 x 8)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Interior features: Living room on main level (11 x 16); Dining room on main level (11 x 18); Kitchen on main level (11 x 17)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.1% vs local median 4.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 110 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $86k; list at $175k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1890 — 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: 1.03% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $171,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Grand Ave	0.44mi	3/2.0 (+1)	1,114 (+1%)	6mo	$85,000	$76	67
505 Catlin Ave	0.13mi	2/1.0	969 (-12%)	6mo	$123,500	$127	65
517 Grand Ave	0.23mi	2/1.0	966 (-12%)	1mo	$180,500	$187	64
912 Catlin Ave	0.25mi	2/1.0	1,007 (-8%)	7mo	$157,000	$156	64
908 Weeks Ave	0.25mi	3/1.0 (+1)	1,056 (-4%)	11mo	$162,000	$153	63
1016 Cumming Ave	0.46mi	2/1.0	1,104 (+0%)	13mo	$160,000	$145	63
1208 N 8th St	0.31mi	3/1.5 (+1)	1,070 (-3%)	14mo	$174,500	$163	62
1013 N 8th St	0.19mi	3/1.0 (+1)	978 (-11%)	8mo	$150,000	$153	56
1103 Fisher Ave	0.38mi	2/1.0	968 (-12%)	5mo	$189,900	$196	54
1121 Cedar Ave	0.63mi	3/1.0 (+1)	1,085 (-1%)	9mo	$170,000	$157	52
1313 Grand Ave	0.60mi	3/1.0 (+1)	1,176 (+7%)	3mo	$155,821	$133	49
1015 Grand Ave	0.39mi	2/1.0	962 (-12%)	11mo	$152,000	$158	48

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 · 2.76% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,771
• Equity at exit: $26,093

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,886
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $267

Break-even live

Break-even rent $1,473

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $366	-5% $317	+0% $267	+5% $218	+10% $168
Rent	-10% $124	-5% $196	+0% $267	+5% $339	+10% $410
Rate	-1.0pp $355	-0.5pp $312	base $267	+0.5pp $222	+1.0pp $176

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 E 2nd St Apt 218 Superior, WI	2.0	2.0	971	$2,200	$2.27	22d	1	0.97mi
110 E 2nd St Superior, WI	1.0–2.0	1.0–2.0	778	$2,300	$2.95	14d	8	0.97mi
2009 1/2 Hughitt Ave Superior, WI	2.0	1.0	713	$1,125	$1.58	44d	1	1.26mi

Listing history 8 events

1. 2026-06-07
   statusdays on marketlisting id $175,000 Pending 1 DOM
2. 2026-06-02
   days on market $175,000 Active 4 DOM
3. 2026-06-01
   days on market $175,000 Active 3 DOM
4. 2026-05-31
   days on market $175,000 Active 2 DOM
5. 2026-05-29
   listed $175,000 Active 522-char remark

   Show marketing remark (522 chars)

   Great opportunity to build equity in this ranch-style home situated on a spacious 100' x 140' lot. The main level features an open-concept kitchen and living room, two bedrooms, and a full bathroom. The full poured concrete basement includes a small corner room, a 3/4 bath, and plenty of unfinished space with potential for future expansion. Outside, you'll find a large side yard, a 20' x 24' detached garage, and ample off-street parking. Property is being sold as-is; seller will not complete repairs prior to closing.

6. 2026-05-29
   listed $175,000 Active 522-char remark

   Show marketing remark (522 chars)

   Great opportunity to build equity in this ranch-style home situated on a spacious 100' x 140' lot. The main level features an open-concept kitchen and living room, two bedrooms, and a full bathroom. The full poured concrete basement includes a small corner room, a 3/4 bath, and plenty of unfinished space with potential for future expansion. Outside, you'll find a large side yard, a 20' x 24' detached garage, and ample off-street parking. Property is being sold as-is; seller will not complete repairs prior to closing.

7. 2006-04-17
   soldstatus $85,900
8. 2006-04-13
   soldstatus $85,900 441-char remark

   Show marketing remark (441 chars)

   Nice and easy to take care of 2 bedroom ranch on a nice large lot! Main floor has living room, dining room and good sized kitchen. Two bedrooms and nice large bath. Full basement has a finished room, great for an office or den, lots of storage area and 3/4 bath. Basement was poured in 1981 and the house was moved there then. Vinyl windows, updated electrical and boiler. Two car detached garage and rear deck. Good house and a great price!

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,656 · $221/mo
• Expected delta: +$582/yr (+$48/mo · 28.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $21,734
• − Mortgage interest: −$9,803
• − Property taxes: −$2,074
• − Insurance: −$875
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,091
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $3,108/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

+103.7% since first listed

4 events — show timeline

• 2026-05-29 Listed $175,000 LSAR
• 2026-05-29 Listed $175,000 SAAR
• 2006-04-17 Sold (Public Records) $85,900 Public Records
• 2006-04-13 Sold (MLS) $85,900 SAAR

Property tax history

+3.3%/yr

Latest (2025): $2,074 · +2.2% YoY. Source: county tax records.