319 E Algoma St · Suring, WI 54174

$109,900

3 bd · 2.0 ba · 1,974 sqft · SingleFamily · 111 Days on market

Built 1979 9,583 sqft lot ↓ 5% since listing

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Why this score? — see what drove the B- 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 +25.0/30.0
• Appreciation +8.6/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Some enjoy living in the heart of Suring right across from the School. This home has 3 bedroom 2 full bath with 1974 sq ft. Home needs some love and care and a very good cleaning! Master has full master bath. Main bath updated with walk in shower. Kitchen open with large island and lots of counter space. Lower level has finished kitchen area with stove and refrigerator. 2 other rooms could be extra living/family room and a office area. The Lower level rooms have concrete block walls. Partially finished area with work bench and space for tools. Back doors leads to back yard with small chain and link fence. Extra parking in back and canvas storage shed included in sale. Come fix up and make t

Key facts

• Extra parking
• Canvas storage shed
• Large island

Tags

• FINISHED KITCHEN AREA
• LARGE ISLAND
• WALK IN SHOWER
• EXTRA PARKING
• CANVAS STORAGE SHED

Property features AI

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Single-family, 1-story home; Construction completed
• Construction: Finished above-grade and below-grade living areas (finished below-grade area about 630); Estimated finished area range: 1,751–2,000 square feet
• Exterior features: Aluminum/steel and vinyl exterior; Lot is approximately 0.22 acres (< 1/2 acre); Residential zoning

Interior

• Kitchen: Kitchen on main level (12 x 13)
• Bedrooms: Master bedroom on main level (13 x 12); Bedroom 2 on main level (10 x 10); Bedroom 3 on main level (10 x 10)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heat
• Interior features: Full, partially finished block basement; Bonus room in the garage (15 x 15); Den/office on lower level (15 x 15); Living room on main level (14 x 21)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#591 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, schools F, amenities F.
• Suring Public School District (rural): math 15% / reading 25% proficiency, ranked #413 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 132 units permitted in Oconto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($760 loan paydown + $8k appreciation (7.2% local appreciation)).
• Oconto County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1979 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $227,010
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 N Barkman St	0.49mi	4/2.0 (+1)	1,703 (-14%)	20mo	$195,000	$115	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.78×
• Total profit: $54,761
• Equity at exit: $77,472

10-year hold

• IRR: 23.4%
• Equity multiple: 5.80×
• Total profit: $147,740
• Equity at exit: $148,369

Cash invested: $30,772 (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 54174

• Home prices YoY: 2.4%
• Active inventory: 15
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$115 /mo · $1,386/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $238

Break-even live

Break-even rent $934

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 111 DOM
2. 2026-06-17
   days on market $109,900 Active 110 DOM
3. 2026-06-16
   days on market $109,900 Active 109 DOM
4. 2026-06-15
   days on market $109,900 Active 108 DOM
5. 2026-06-15
   days on market $109,900 Active 107 DOM
6. 2026-06-13
   days on market $109,900 Active 106 DOM
7. 2026-06-12
   days on market $109,900 Active 105 DOM
8. 2026-06-09
   days on market $109,900 Active 102 DOM
9. 2026-06-08
   days on market $109,900 Active 101 DOM
10. 2026-06-08
    days on market $109,900 Active 100 DOM
11. 2026-06-05
    days on market $109,900 Active 98 DOM
12. 2026-06-04
    days on market $109,900 Active 97 DOM
13. 2026-06-03
    days on market $109,900 Active 96 DOM
14. 2026-06-02
    days on market $109,900 Active 95 DOM
15. 2026-06-01
    days on market $109,900 Active 94 DOM
16. 2026-05-31
    days on market $109,900 Active 93 DOM
17. 2026-02-27
    listed $109,900 Active
18. 2025-02-17
    soldstatus $115,500

ⓘ 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: $1,386 · $115/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$324/yr (+$27/mo · 23.4%)

ⓘ 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 1/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,816
• − Mortgage interest: −$6,156
• − Property taxes: −$1,386
• − Insurance: −$550
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,197
• Taxable income: $1,157
• Est. tax owed @ 24.0%: −$278
• After-tax cash flow: $2,576/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: Suring Public School District
• NCES district ID: 5514700
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $40,825
• Composite: 20.26/100
• National rank: #13825
• State rank: #413 of 426 in WI

Livability — Suring

• Score: 63/100
• State rank: #591
• US rank: #15184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Suring, WI
• Population (ZIP): 3,124

Population outlook (Oconto County) Hauer SSP2

• Today (2025): 36,829 people
• By 2030: 35,853 · -2.7%
• By 2040: 32,932 · -10.6%
• By 2050: 29,355 · -20.3%
• By 2075: 22,731 · -38.3%
• By 2100: 16,736 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Native American 7% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 4% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Oconto

• 2024 margin: Solid R (+43.0) · D 28.0% · R 71.0%
• 2008→2024 swing: -49.2pp toward R · 2008: 6.2pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+41.0 2016: R+37.0 2012: R+9.5 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.18%
• Current HPI: 301.3247
• 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

-4.8% since first listed

2 events — show timeline

• 2026-02-27 Listed $109,900 RANW
• 2025-02-17 Sold (Public Records) $115,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,386 · +1.7% YoY. Source: county tax records.