N4507 Potter Rd · Knapp, WI 54666

$139,900

3 bd · 2.0 ba · 1,200 sqft · Other · 8 Days on market

Built 2009 2.24 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks

Escape to the recreational lifestyle of Western Wisconsin with this 3-bedroom, 2-bath country home on 2.24+/- acres near Warrens. Perfect as a full-time residence, cabin getaway, or recreational basecamp, this property offers a peaceful rural setting with direct access to nearby ATV/UTV routes and thousands of acres of public land. The manageable acreage provides room to relax, entertain, or store recreational equipment. Conveniently located near Three Bears Resort, Lake Arbutus, and the Warrens Cranberry Festival area. Easy access to I-94 allows for convenient travel while still enjoying the privacy and outdoor opportunities this sought-after region is known for.

Key facts

• Manageable acreage
• Easy access to i-94
• Public land

Tags

• DIRECT ACCESS TO ATV ROUTES
• PUBLIC LAND
• MANAGEABLE ACREAGE
• EASY ACCESS TO I-94

Property features AI

Finance

• Other: Includes refrigerator, dishwasher, oven/range, fire pit, and small utility shed; Seller's personal property excluded

Exterior

• Parking: 1 parking space
• Utilities: Well water; Private septic system; Electric service (standard)
• Home design: Single-family home; One-story
• Construction: Over 2 to 5 acres lot size; Zoned residential
• Exterior features: Patio; Vinyl exterior; Garden shed; Trailer/RV parking allowed; Wooded lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms; Tub only and shower-over-tub configurations
• Heating & cooling: Central air; Forced air; LP gas heat
• Interior features: Cable/satellite available; High-speed internet available; Walk-in closets; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).

Location & tenants

• Location reads 67/100 on livability (#435 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, amenities F.
• Black River Falls School District (town): math 29% / reading 29% proficiency, ranked #288 of 342 in WI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Black River Falls High (math 22% / reading 27%, grade F, #287 of 483 statewide, top 71%, 479 students, 49% FRL).
• Market conditions: 34 active listings in the ZIP; 73 units permitted in Jackson County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $139,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.07% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.8

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,058
• Equity at exit: $20,860

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $18,234
• Equity at exit: $12,096

Cash invested: $39,172 (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 54666

• Home prices YoY: -4.0%
• Active inventory: 34
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $277

Break-even live

Break-even rent $1,148

Max offer price $139,900

Occupancy floor 77%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $139,900 Active 672-char remark

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,983 · $165/mo
• Expected delta: +$605/yr (+$50/mo · 43.9%)

ⓘ 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 1/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,978
• − Mortgage interest: −$7,837
• − Property taxes: −$1,378
• − Insurance: −$700
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,070
• Taxable income: $1,117
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $3,053/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: Black River Falls School District
• NCES district ID: 5501260
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 29% ▲ 2.00%
• Median HH income: $45,655
• Composite: 24.96/100
• National rank: #7564
• State rank: #288 of 342 in WI

Livability — Knapp

• Score: 67/100
• State rank: #435
• US rank: #10935

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

• Population (ZIP): 2,623

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 20,419 people
• By 2030: 20,186 · -1.1%
• By 2040: 19,663 · -3.7%
• By 2050: 18,980 · -7.0%
• By 2075: 17,532 · -14.1%
• By 2100: 14,669 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Portuguese 8% Romanian 5% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.3%
• 2008→2024 swing: -41.3pp toward R · 2008: 21.8pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+11.8 2012: D+15.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.47%
• Current HPI: 177.84
• 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

2 events — show timeline

• 2026-05-23 Pending — METROMLS
• 2026-05-14 Listed $139,900 METROMLS

Property tax history

+0.4%/yr

Latest (2025): $1,378 · +13.0% YoY. Source: county tax records.