106 S Frederick St · Boyd, WI 54726

$84,900

2 bd · 1.0 ba · 1,183 sqft · Other · 3 Days on market

Built 1500 0.57 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks

ATTENTION INVESTORS! If you've been dreaming of owning an investment property, this could be the opportunity you've been waiting for. With a seller provided window credit, a new A/C unit installed in 2025, and new appliances included, some of the major updates are already in place. Bring your vision and a little elbow grease, and this property has the potential to become a great rental, flip, or owner occupied home. Conveniently located with easy access to Hwy 29, this is your chance to make something truly your own. This property will likely not qualify for any VA, FHA, or USDA loan programs.

Key facts

• New a/c unit
• New appliances
• 0.57 acre lot

Tags

• NEW A/C UNIT
• NEW APPLIANCES
• EASY ACCESS TO HWY 29

Property features AI

Finance

• Other: Property sits on approximately 0.57 acre (≥ 1/2 acre)

Exterior

• Utilities: Municipal water; Municipal sewer
• Home design: Two-story single-family home; Approximately 1,183 finished above-grade square feet
• Construction: Vinyl exterior; Partial basement with block foundation
• Exterior features: Deck; Storage shed

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Primary bedroom on upper level, approximately 11 x 8; Second bedroom on upper level, approximately 17 x 13
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Circuit breakers; Other interior features (see remarks)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 71/100 on livability (#267 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Stanley-Boyd Area School District (town): math 50% / reading 43% proficiency, ranked #93 of 342 in WI (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 368 units permitted in Chippewa County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chippewa County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1500 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1500 — 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 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?
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: 1.19% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 7.0

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,040
• Equity at exit: $12,659

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $13,405
• Equity at exit: $7,341

Cash invested: $23,772 (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 54726

• Home prices YoY: -4.1%
• Active inventory: 10
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $183

Break-even live

Break-even rent $780

Max offer price $84,900

Occupancy floor 77%

Sensitivity live

Price	-10% $232	-5% $207	+0% $183	+5% $159	+10% $135
Rent	-10% $103	-5% $143	+0% $183	+5% $223	+10% $263
Rate	-1.0pp $226	-0.5pp $205	base $183	+0.5pp $161	+1.0pp $139

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   statusdays on market $84,900 Pending 3 DOM
2. 2026-06-08
   remarks 600-char remark
3. 2026-06-08
   listed $84,900 Active 2 DOM

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $1,627 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 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: $12,147
• − Mortgage interest: −$4,756
• − Property taxes: −$1,627
• − Insurance: −$424
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,470
• Taxable income: $926
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $1,979/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: Stanley-Boyd Area School District
• NCES district ID: 5514430
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $42,868
• Composite: 39.24/100
• National rank: #4007
• State rank: #93 of 342 in WI

Livability — Boyd

• Score: 71/100
• State rank: #267
• US rank: #6851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boyd, WI
• Population (ZIP): 1,715

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 64,601 people
• By 2030: 64,743 · +0.2%
• By 2040: 63,950 · -1.0%
• By 2050: 61,359 · -5.0%
• By 2075: 53,265 · -17.5%
• By 2100: 40,534 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Portuguese 9% Lithuanian 5%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+23.0) · D 38.0% · R 60.9% · Other 1.1%
• 2008→2024 swing: -32.1pp toward R · 2008: 9.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.4 2016: R+19.2 2012: R+0.5 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.65%
• Current HPI: 226.2914
• 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

-0.7% since first listed

2 events — show timeline

• 2026-06-05 Listed $84,900 RANWW
• 2003-08-05 Sold (Public Records) $85,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,627 · +0.3% YoY. Source: county tax records.