8311 S State Highway 13 Lot 31 · Saratoga, WI 54494

$69,942

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 72 Days on market

Built 1997 Fair condition $58/sqft · 30% below area Est $100k · 30% under ↓ 12% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Pirco, a premier 5-star community for residents 55 and over. This beautifully maintained 3-bedroom, 2-bath home is nestled on a desirable corner lot. Step inside and enjoy the open-concept layout featuring vaulted ceilings and an inviting living space. The kitchen is outfitted with oak cabinetry with a desk area and seamlessly connects to the living and dining areas. Just off the living room, a screened-in porch offers a tranquil spot to relax year-round. The master suite has a walk-in closet and a full-bath with a 4ft shower stall. Additional perks include a large carport, heating and air conditioning updated 3 years ago, and a newer metal roof with rain gutters. With a monthly lot rent of just $520.00 when paid on time, school tax is $38.77/month and monthly water and sewer fee is $25 (1person) or $45 (2person). Property is Broker Owned. This move-in ready gem offers comfort, convenience, and value in one package.

Key facts

• Built 1997
• Listed 72 days

🏷️ Possibly a rental listed for sale. The $69,942 price doesn't fit this home's estimated sale value (~$99,942) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wisconsin Rapids School District (town): math 28% / reading 33% proficiency, ranked #274 of 342 in WI (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 122 units permitted in Wood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wood County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,745 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.20%
• DSCR: 2.57
• GRM: 4.4

CMA / ARV

• ARV (median comp): $99,942
• List price: $69,942
• Delta: -30.02%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8311 State Highway 13 Unit 12	0.00mi	2/2.0 (-1)	1,200 (-1%)	14mo	$53,000	$44	81
8311 State Highway 13 South Lot 22	0.12mi	2/2.0 (-1)	1,280 (+5%)	2mo	$99,942	$78	79
8311 S State Highway 13 Unit P-24	0.00mi	2/2.0 (-1)	1,280 (+5%)	16mo	$64,424	$50	73
8311 S State Highway 13 Unit P-1	0.00mi	2/2.0 (-1)	1,120 (-8%)	20mo	$35,924	$32	65
8150 Sheila Ln	0.39mi	3/1.0	1,184 (-3%)	12mo	$245,900	$208	64
8431 S Highway 13	0.14mi	3/1.0	1,096 (-10%)	17mo	$165,000	$151	59
8010 Sheila Ln	0.42mi	3/1.5	1,300 (+7%)	17mo	$182,000	$140	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.29×
• Total profit: $25,269
• Equity at exit: $10,429

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $69,192
• Equity at exit: $6,047

Cash invested: $19,584 (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 54494

• Active inventory: 146
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,049/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $574

Break-even live

Break-even rent $612

Max offer price $69,942

Occupancy floor 52%

Sensitivity live

Price	-10% $623	-5% $599	+0% $574	+5% $550	+10% $526
Rent	-10% $469	-5% $521	+0% $574	+5% $627	+10% $680
Rate	-1.0pp $610	-0.5pp $592	base $574	+0.5pp $556	+1.0pp $538

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: $17,486
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,942 Active 72 DOM
2. 2026-06-17
   days on market $69,942 Active 71 DOM
3. 2026-06-16
   days on market $69,942 Active 70 DOM
4. 2026-06-15
   days on market $69,942 Active 69 DOM
5. 2026-06-14
   days on market $69,942 Active 67 DOM
6. 2026-06-12
   days on market $69,942 Active 66 DOM
7. 2026-06-09
   days on market $69,942 Active 63 DOM
8. 2026-06-08
   days on market $69,942 Active 62 DOM
9. 2026-06-07
   days on market $69,942 Active 61 DOM
10. 2026-06-05
    days on market $69,942 Active 58 DOM
11. 2026-06-02
    days on market $69,942 Active 56 DOM
12. 2026-06-01
    days on market $69,942 Active 55 DOM
13. 2026-05-31
    days on market $69,942 Active 54 DOM
14. 2026-05-30
    days on market $69,942 Active 53 DOM
15. 2026-05-07
    price $69,942 940-char remark

    Show marketing remark (940 chars)

    Welcome to Pirco, a premier 5-star community for residents 55 and over. This beautifully maintained 3-bedroom, 2-bath home is nestled on a desirable corner lot. Step inside and enjoy the open-concept layout featuring vaulted ceilings and an inviting living space. The kitchen is outfitted with oak cabinetry with a desk area and seamlessly connects to the living and dining areas. Just off the living room, a screened-in porch offers a tranquil spot to relax year-round. The master suite has a walk-in closet and a full-bath with a 4ft shower stall. Additional perks include a large carport, heating and air conditioning updated 3 years ago, and a newer metal roof with rain gutters. With a monthly lot rent of just $520.00 when paid on time, school tax is $38.77/month and monthly water and sewer fee is $25 (1person) or $45 (2person). Property is Broker Owned. This move-in ready gem offers comfort, convenience, and value in one package.

16. 2026-04-07
    listed $79,424 Active 940-char remark

    Show marketing remark (940 chars)

    Welcome to Pirco, a premier 5-star community for residents 55 and over. This beautifully maintained 3-bedroom, 2-bath home is nestled on a desirable corner lot. Step inside and enjoy the open-concept layout featuring vaulted ceilings and an inviting living space. The kitchen is outfitted with oak cabinetry with a desk area and seamlessly connects to the living and dining areas. Just off the living room, a screened-in porch offers a tranquil spot to relax year-round. The master suite has a walk-in closet and a full-bath with a 4ft shower stall. Additional perks include a large carport, heating and air conditioning updated 3 years ago, and a newer metal roof with rain gutters. With a monthly lot rent of just $520.00 when paid on time, school tax is $38.77/month and monthly water and sewer fee is $25 (1person) or $45 (2person). Property is Broker Owned. This move-in ready gem offers comfort, convenience, and value in one package.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,067
• − Mortgage interest: −$3,918
• − Property taxes: −$1,049
• − Insurance: −$350
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,035
• Taxable income: $6,145
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $5,418/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, replace dated fixtures and flooring, and improve the overall appearance. With these updates, it can significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Dated oak cabinetry needs updating.
• Moderate Bathroom fixtures — Small, dated fixtures need replacement.
• Moderate Windows — Old windows may need replacement for better energy efficiency and appearance.
• Moderate Flooring — Carpeted floors in living areas may need replacement for better appearance and comfort.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace kitchen cabinets — Modernizing the kitchen can enhance the home's appeal and functionality.
• Resale Replace bathroom fixtures — Upgrading the bathrooms can improve the home's overall appeal and functionality.
• Resale Replace windows — New windows can improve energy efficiency and the home's curb appeal.
• Resale Replace flooring — New flooring can make the home more comfortable and visually appealing.
• Both Landscaping — Landscaping can improve the home's curb appeal and add value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated oak cabinetry needs updating.	Moderate	$3,000–15,000
Bathroom fixtures · Small, dated fixtures need replacement.	Moderate	$3,000–15,000
Windows · Old windows may need replacement for better energy efficiency and appearance.	Moderate	$3,000–15,000
Flooring · Carpeted floors in living areas may need replacement for better appearance and comfort.	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace kitchen cabinets — Modernizing the kitchen can enhance the home's appeal and functionality. ↑
• Resale Replace bathroom fixtures — Upgrading the bathrooms can improve the home's overall appeal and functionality. ↑
• Resale Replace windows — New windows can improve energy efficiency and the home's curb appeal. ↑
• Resale Replace flooring — New flooring can make the home more comfortable and visually appealing. ↑
• Both Landscaping — Landscaping can improve the home's curb appeal and add value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wisconsin Rapids School District
• NCES district ID: 5517070
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $46,996
• Composite: 26.32/100
• National rank: #7240
• State rank: #274 of 342 in WI

Livability — Saratoga

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wood County · 27,696 people
• Metro: Wisconsin Rapids-Marshfield, WI
• Population (ZIP): 27,696
• Household income: $72,595
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 569.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 69,530 people
• By 2030: 66,919 · -3.8%
• By 2040: 60,735 · -12.6%
• By 2050: 54,077 · -22.2%
• By 2075: 41,820 · -39.9%
• By 2100: 31,863 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 13% Portuguese 7% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+19.9) · D 39.4% · R 59.3% · Other 1.3%
• 2008→2024 swing: -33.1pp toward R · 2008: 13.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+19.2 2016: R+19.3 2012: R+2.9 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.14%
• Current HPI: 215.9087
• Rent YoY: —
• Metro: Wisconsin Rapids-Marshfield, 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

-11.9% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $69,942 CWMLS
• 2026-04-07 Listed $79,424 CWMLS