1619 Susquehanna Ave · Superior, WI 54880

$199,000

3 bd · 1.0 ba · 1,584 sqft · SingleFamily · 19 Days on market

Built 1900 6,098 sqft lot Est $310k · 36% under

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Why this score? — see what drove the D+ 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 +14.2/30.0
• DSCR +4.3/10.0
• Livability +4.3/5.0
• 1% rule +3.9/10.0
• 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

Billings Park charmer! This 3 bedroom/1 bath home is located on a nice size fenced in yard with an apple tree, pear tree, firepit, a beautiful lean-to gazebo patio area and a 2 stall garage! Main floor boasts the laundry, bathroom, updated kitchen, large living room, dining area and a nice bright 3 season porch. Come see this well maintained Billings Park home today!

Key facts

• Firepit
• Lean-to gazebo patio
• Apple tree

Tags

• FENCED IN YARD
• APPLE TREE
• PEAR TREE
• FIREPIT
• LEAN-TO GAZEBO PATIO
• UPDATED KITCHEN

Property features AI

Finance

• Other: Lot size approximately 0.14 acre
• Financial info: Total taxes: $2,842.42 (Tax year 2025)

Exterior

• Parking: 2-car garage; 2 garage parking spaces
• Home design: Single-family home; 2-story, multi-level
• Construction: Built as a single-family residence; Finished above grade: 1,584
• Exterior features: Fenced yard; Patio

Interior

• Bathrooms: 1 full bathroom
• Interior features: Fenced yard; Patio

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $33 ($400/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 (11.2% below list).
• Recommended offer: $177k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 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 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,796 (11.2% below list)

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $310,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 Susquehanna Ave	0.00mi	3/1.0	1,584 (0%)	0mo	$208,000	$131	100
1607 Wyoming Ave	0.07mi	3/2.0	1,717 (+8%)	3mo	$205,750	$120	76
1624 Susquehanna Ave	0.03mi	4/2.0 (+1)	1,625 (+3%)	13mo	$320,000	$197	75
1513 Maryland Ave	0.27mi	3/1.0	1,440 (-9%)	6mo	$285,000	$198	67
30 Billings Ln	0.51mi	3/2.0	1,632 (+3%)	7mo	$377,500	$231	61
1627 Iowa Ave	0.13mi	3/2.0	1,386 (-12%)	12mo	$260,000	$188	59
2010 Garfield Ave	0.51mi	3/1.0	1,806 (+14%)	1mo	$280,000	$155	52
2016 Susquehanna Ave	0.31mi	3/1.5	1,357 (-14%)	11mo	$155,000	$114	50
1923 Wisconsin Ave	0.36mi	3/1.5	1,374 (-13%)	12mo	$269,900	$196	50
41 Billings Ln	0.44mi	3/2.0	1,760 (+11%)	11mo	$376,500	$214	48
2009 Wisconsin Ave	0.39mi	2/1.5 (-1)	1,408 (-11%)	11mo	$225,000	$160	48
28 Billings Ln	0.51mi	4/2.0 (+1)	1,685 (+6%)	12mo	$375,000	$223	46

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-30,531
• Equity at exit: $29,672

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-25,513
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$237 /mo · $2,842/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $33

Break-even live

Break-even rent $1,726

Max offer price $199,000

Occupancy floor 93%

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: $49,750
• Closing costs: $5,970
• 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	43d	1	1.21mi

Listing history 4 events

1. 2026-05-30
   statusdays on marketlisting id $199,000 Pending 19 DOM
2. 2026-05-14
   historical Contingent 369-char remark

   Show marketing remark (369 chars)

   Billings Park charmer! This 3 bedroom/1 bath home is located on a nice size fenced in yard with an apple tree, pear tree, firepit, a beautiful lean-to gazebo patio area and a 2 stall garage! Main floor boasts the laundry, bathroom, updated kitchen, large living room, dining area and a nice bright 3 season porch. Come see this well maintained Billings Park home today!

3. 2026-05-11
   listed $199,000 Active 369-char remark

   Show marketing remark (369 chars)

   Billings Park charmer! This 3 bedroom/1 bath home is located on a nice size fenced in yard with an apple tree, pear tree, firepit, a beautiful lean-to gazebo patio area and a 2 stall garage! Main floor boasts the laundry, bathroom, updated kitchen, large living room, dining area and a nice bright 3 season porch. Come see this well maintained Billings Park home today!

4. 2026-05-11
   listed $199,000 Active 369-char remark

   Show marketing remark (369 chars)

   Billings Park charmer! This 3 bedroom/1 bath home is located on a nice size fenced in yard with an apple tree, pear tree, firepit, a beautiful lean-to gazebo patio area and a 2 stall garage! Main floor boasts the laundry, bathroom, updated kitchen, large living room, dining area and a nice bright 3 season porch. Come see this well maintained Billings Park home today!

ⓘ 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: $2,842 · $237/mo
• Projected year-2 tax: $3,262 · $272/mo
• Expected delta: +$420/yr (+$35/mo · 14.8%)

ⓘ 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: $21,216
• − Mortgage interest: −$11,147
• − Property taxes: −$2,842
• − Insurance: −$995
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$5,789
• Taxable loss: −$2,953
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,109/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

3 events — show timeline

• 2026-05-14 Contingent — SAAR
• 2026-05-11 Listed $199,000 LSAR
• 2026-05-11 Listed $199,000 SAAR

Property tax history

+1.6%/yr

Latest (2025): $2,842 · +2.3% YoY. Source: county tax records.