5820 John Ave · Superior, WI 54880

$145,000

2 bd · 2.0 ba · 1,398 sqft · SingleFamily · 7 Days on market

Built 1890 7,013 sqft lot $104/sqft · 37% below area Est $230k · 37% 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).

• Cash flow +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• 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

Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

Key facts

• Bonus office space
• Level yard
• Large living room

Tags

• LARGE LIVING ROOM
• DINING ROOM
• BONUS OFFICE SPACE
• LEVEL YARD
• STORAGE SHED
• CONCRETE PARKING PAD

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: City water connected; City sewer connected; Electric service with fuses; Natural gas
• Home design: Residential property; One and one-half levels; Entry and main living spaces on main and upper levels
• Construction: Frame construction; Asphalt roof; Poured concrete foundation; Foundation dimensions listed
• Exterior features: Wood exterior; Storage shed; Wheelchair ramp(s); City street frontage (publicly maintained)

Interior

• Kitchen: Kitchen on main level (approx. 13 x 14); Range; Refrigerator; Dishwasher not listed
• Bedrooms: Three bedrooms on the upper level (sizes approx. 9.11 x 10.9; 14 x 10.6; 10.5 x 9.9)
• Bathrooms: One full bathroom on the upper level; One quarter bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Washer and dryer provided; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $144k (0.6% below list).
• Recommended offer: $144k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 110 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

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

Recommended offer $144,128 (0.6% below list)

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: 0.99% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $230,485
• List price: $145,000
• Delta: -37.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5633 John Ave	0.15mi	2/2.0	1,536 (+10%)	7mo	$255,000	$166	71
1620 Central Ave	0.23mi	3/1.5 (+1)	1,424 (+2%)	13mo	$195,000	$137	68
1509 N 58th St	0.07mi	3/1.0 (+1)	1,300 (-7%)	10mo	$172,000	$132	68
5633 Oakes Ave	0.35mi	3/2.0 (+1)	1,304 (-7%)	1mo	$230,000	$176	67
1221 Central Ave	0.29mi	3/2.0 (+1)	1,536 (+10%)	2mo	$230,000	$150	64
5818 Butler Ave	0.34mi	3/1.0 (+1)	1,396 (-0%)	13mo	$219,000	$157	64
1004 Central Ave	0.46mi	3/1.0 (+1)	1,374 (-2%)	9mo	$245,000	$178	60
1915 N 53rd St	0.58mi	3/1.0 (+1)	1,445 (+3%)	4mo	$275,000	$190	54
1103 Stinson Ave	0.49mi	3/2.0 (+1)	1,568 (+12%)	10mo	$245,000	$156	44
6528 Banks Ave	0.64mi	2/1.0	1,270 (-9%)	20mo	$247,200	$195	34

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,717
• Equity at exit: $21,620

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,830
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$143 /mo · $1,717/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $175

Break-even live

Break-even rent $1,220

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending 994-char remark

   Show marketing remark (982 chars)

   Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

2. 2026-05-12
   status Pending 992-char remark

   Show marketing remark (982 chars)

   Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

3. 2026-05-12
   status Pending 994-char remark

   Show marketing remark (982 chars)

   Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

4. 2026-05-05
   listed $145,000 Active 994-char remark

   Show marketing remark (982 chars)

   Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

5. 2026-05-05
   listed $145,000 Active 992-char remark

   Show marketing remark (982 chars)

   Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

6. 2026-05-05
   listed $145,000 Active 994-char remark

   Show marketing remark (982 chars)

   Bring your tools and unlock the potential in this South Superior property. Being sold as-is as part of an estate, this home offers great potential for the right buyer with vision. It will benefit from updates, but its location and overall possibilities make it a solid foundation for whatever comes next. Inside, you?ll find a large living room, dining room, and kitchen, along with a bonus office/flex space on the main level. Upstairs, 2+ bedrooms and a full bathroom complete the second level. The property sits on a level yard and includes a storage shed plus a concrete parking pad in the rear for convenient off-street parking. Recent improvements include a 2025 accessibility ramp and a new main-level toilet (2025). The furnace was installed in 2013, and the roof was replaced in 2012. Located close to parks, schools, and local amenities, this home is ready for someone to bring their ideas and transform it into something special. Opportunities like this don?t last long.

ⓘ 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: $1,717 · $143/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$483/yr (+$40/mo · 28.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $17,295
• − Mortgage interest: −$8,122
• − Property taxes: −$1,717
• − Insurance: −$725
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,218
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $2,158/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

+0.0% since first listed

6 events — show timeline

• 2026-05-12 Pending — LSAR
• 2026-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Pending — SAAR
• 2026-05-05 Listed $145,000 SAAR
• 2026-05-05 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listed $145,000 LSAR

Property tax history

-0.4%/yr

Latest (2025): $1,717 · +2.1% YoY. Source: county tax records.