311 Cedar St · Park Falls, WI 54552

$104,900

3 bd · 2.0 ba · 1,446 sqft · Other · 24 Days on market

Built 1900 0.32 ac lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 3-bedroom, 2-bath home offers a fantastic opportunity to add your personal touch while building instant equity. Some projects have already been started, leaving just a bit of extra TLC needed to complete the finishing touches and truly make this home shine. Whether you are looking for a primary residence, investment property, or income-producing rental, this property has plenty of potential and charm. Located in a desirable neighborhood, the home is within walking distance to the hospital, downtown shopping and dining, and beautiful Hines Park and the golf course, making it a convenient location for everyday living and recreation. The main level features a front entrance with

Key facts

• Hardwood flooring
• Screened in porch
• New flooring

Tags

• SCREENED IN PORCH
• FLEXIBLE LIVING SPACE
• FULL BASEMENT
• ROOMY YARD
• HARDWOOD FLOORING
• NEW FLOORING

Property features AI

Exterior

• Parking: Detached garage (2 garage spaces, 2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Frame construction with wood siding
• Exterior features: Composition/shingle roof; Lot dimensions approximately 66 x 212; City street frontage on a public maintained road; Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans; Basement with exterior entry, unfinished with walk-out access; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#329 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D, amenities F, commute F.
• Chequamegon School District (rural): math 25% / reading 29% proficiency, ranked #303 of 342 in WI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Chequamegon Middle (math 22% / reading 37%, grade F, #261 of 383 statewide, top 73%, 129 students, 50% FRL); Chequamegon High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 218 students, 46% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 47 units permitted in Price County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $103,326 (1.5% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,573
• Equity at exit: $15,641

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $14,202
• Equity at exit: $9,070

Cash invested: $29,372 (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 54552

• Home prices YoY: -27.7%
• Active inventory: 78
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $211

Break-even live

Break-even rent $901

Max offer price $104,900

Occupancy floor 77%

Sensitivity live

Price	-10% $270	-5% $240	+0% $211	+5% $181	+10% $151
Rent	-10% $118	-5% $165	+0% $211	+5% $257	+10% $303
Rate	-1.0pp $263	-0.5pp $237	base $211	+0.5pp $183	+1.0pp $156

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   pricedays on market $104,900 Active 24 DOM
2. 2026-06-18
   days on market $109,900 Active 22 DOM
3. 2026-06-17
   days on market $109,900 Active 21 DOM
4. 2026-06-16
   days on market $109,900 Active 20 DOM
5. 2026-06-15
   days on market $109,900 Active 19 DOM
6. 2026-06-15
   days on market $109,900 Active 18 DOM
7. 2026-06-13
   days on market $109,900 Active 17 DOM
8. 2026-06-12
   days on market $109,900 Active 16 DOM
9. 2026-06-09
   days on market $109,900 Active 13 DOM
10. 2026-06-08
    days on market $109,900 Active 12 DOM
11. 2026-06-08
    days on market $109,900 Active 11 DOM
12. 2026-06-05
    days on market $109,900 Active 9 DOM
13. 2026-06-03
    days on market $109,900 Active 7 DOM
14. 2026-06-02
    days on market $109,900 Active 6 DOM
15. 2026-06-01
    days on market $109,900 Active 5 DOM
16. 2026-05-31
    days on market $109,900 Active 4 DOM
17. 2026-05-27
    listed $109,900 Active

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$263/yr (+$22/mo · 18.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,011
• − Mortgage interest: −$5,876
• − Property taxes: −$1,416
• − Insurance: −$524
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,052
• Taxable income: $902
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,311/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: Chequamegon School District
• NCES district ID: 5500058
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $42,432
• Composite: 22.98/100
• National rank: #7984
• State rank: #303 of 342 in WI

Livability — Park Falls

• Score: 69/100
• State rank: #329
• US rank: #8515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Falls, WI
• Population (ZIP): 4,290

Population outlook (Price County) Hauer SSP2

• Today (2025): 12,757 people
• By 2030: 12,157 · -4.7%
• By 2040: 10,761 · -15.6%
• By 2050: 9,515 · -25.4%
• By 2075: 8,293 · -35.0%
• By 2100: 7,470 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 8% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Price

• 2024 margin: Solid R (+31.1) · D 33.9% · R 65.1%
• 2008→2024 swing: -44.5pp toward R · 2008: 13.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.6 2016: R+25.0 2012: D+0.0 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.87%
• Current HPI: 203.0866
• 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

1 event — show timeline

• 2026-05-27 Listed $109,900 GNMLS

Property tax history

+0.8%/yr

Latest (2025): $1,416 · +1.9% YoY. Source: county tax records.