W9952 State Highway 54 · Brockway, WI 54615

$154,900

3 bd · 1.0 ba · 1,275 sqft · Other · 33 Days on market

Built 1950 0.83 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 +17.4/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just outside of town sits this charming 3-bedroom, 1-bath home on a spacious . 83-acre lot. With updated finishes throughout, main floor laundry, and a detached two-car garage, it offers both comfort and functionality. Major updates have already been taken care of, including a new furnace and shingles in 2021. Whether you're enjoying the quiet outdoor space or the convenience of being close to town, this property is a great place to call home.

Key facts

• 0.83 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Electric service; Natural gas service
• Home design: 1.5-story single-family home; Finished above-grade living area approximately 1,275
• Construction: Wood construction
• Exterior features: Enclosed porch; Wood exterior; Approximately 0.83 acre lot; Zoning: Other (see remarks)

Interior

• Kitchen: Freezer; Microwave; Range/Oven; Refrigerator
• Bedrooms: Master bedroom on main level (8 x 9); Second bedroom on upper level (7 x 17); Third bedroom on upper level (7 x 12)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Forced air heating; Electric and natural gas fuel
• Interior features: Some window coverings; Circuit breakers; Crawl space with block foundation
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $142k (8.0% below list).
• Recommended offer: $142k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 73 units permitted in Jackson County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (9.0% local appreciation)).
• Jackson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($150k) 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.
• Current owner paid $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,500 (8.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.88×
• Total profit: $81,490
• Equity at exit: $128,726

10-year hold

• IRR: 21.9%
• Equity multiple: 6.35×
• Total profit: $232,095
• Equity at exit: $266,841

Cash invested: $43,372 (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 54615

• Home prices YoY: 4.3%
• Active inventory: 56
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $115

Break-even live

Break-even rent $1,280

Max offer price $154,900

Occupancy floor 87%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
N6695 Riverview Rd Black River Falls, WI	2.0	2.0	1008	$1,425	$1.41	14d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $154,900 Active 33 DOM
2. 2026-06-17
   days on market $154,900 Active 32 DOM
3. 2026-06-16
   days on market $154,900 Active 31 DOM
4. 2026-06-15
   days on market $154,900 Active 30 DOM
5. 2026-06-15
   days on market $154,900 Active 29 DOM
6. 2026-06-13
   days on market $154,900 Active 28 DOM
7. 2026-06-12
   days on market $154,900 Active 27 DOM
8. 2026-06-09
   days on market $154,900 Active 24 DOM
9. 2026-06-08
   pricedays on market $154,900 Active 23 DOM
10. 2026-06-08
    days on market $159,900 Active 22 DOM
11. 2026-06-07
    days on market $159,900 Active 21 DOM
12. 2026-06-03
    days on market $159,900 Active 18 DOM
13. 2026-06-02
    days on market $159,900 Active 17 DOM
14. 2026-06-01
    days on market $159,900 Active 16 DOM
15. 2026-05-31
    days on market $159,900 Active 15 DOM
16. 2026-05-15
    listed $159,900 Active
17. 2025-07-30
    historical 447-char remark

    Show marketing remark (447 chars)

    Just outside of town sits this charming 3-bedroom, 1-bath home on a spacious . 83-acre lot. With updated finishes throughout, main floor laundry, and a detached two-car garage, it offers both comfort and functionality. Major updates have already been taken care of, including a new furnace and shingles in 2021. Whether you're enjoying the quiet outdoor space or the convenience of being close to town, this property is a great place to call home.

18. 2025-07-10
    price $159,900 447-char remark

    Show marketing remark (447 chars)

    Just outside of town sits this charming 3-bedroom, 1-bath home on a spacious . 83-acre lot. With updated finishes throughout, main floor laundry, and a detached two-car garage, it offers both comfort and functionality. Major updates have already been taken care of, including a new furnace and shingles in 2021. Whether you're enjoying the quiet outdoor space or the convenience of being close to town, this property is a great place to call home.

19. 2025-07-02
    price $167,000 447-char remark

    Show marketing remark (447 chars)

    Just outside of town sits this charming 3-bedroom, 1-bath home on a spacious . 83-acre lot. With updated finishes throughout, main floor laundry, and a detached two-car garage, it offers both comfort and functionality. Major updates have already been taken care of, including a new furnace and shingles in 2021. Whether you're enjoying the quiet outdoor space or the convenience of being close to town, this property is a great place to call home.

20. 2025-06-06
    listed $170,000 Active 447-char remark

    Show marketing remark (447 chars)

    Just outside of town sits this charming 3-bedroom, 1-bath home on a spacious . 83-acre lot. With updated finishes throughout, main floor laundry, and a detached two-car garage, it offers both comfort and functionality. Major updates have already been taken care of, including a new furnace and shingles in 2021. Whether you're enjoying the quiet outdoor space or the convenience of being close to town, this property is a great place to call home.

21. 2021-06-11
    soldstatus $125,000

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $2,237 · $186/mo
• Expected delta: +$628/yr (+$52/mo · 39.1%)

ⓘ 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 2/10 Low 7 d/yr ≥100°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: $17,100
• − Mortgage interest: −$8,677
• − Property taxes: −$1,609
• − Insurance: −$774
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,506
• Taxable loss: −$1,202
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,667/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 — Brockway

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

Census & demographics

• Population (ZIP): 11,054

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 (81%)
• Race & ethnicity: White 81% Native American 8% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Portuguese 22% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% 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: ▲ 9.03%
• Current HPI: 217.1154
• 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

+27.9% since first listed

6 events — show timeline

• 2026-05-15 Listed $159,900 RANWW
• 2025-07-30 Listing Removed — RANWW
• 2025-07-10 Price Changed $159,900 RANWW
• 2025-07-02 Price Changed $167,000 RANWW
• 2025-06-06 Listed $170,000 RANWW
• 2021-06-11 Sold (Public Records) $125,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,609 · +39.1% YoY. Source: county tax records.