N3513 21st Ave · Lemonweir, WI 53948

$79,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 30 Days on market

Built 1998 Fair condition 1.70 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Take this home to the finish line! Charming country living with the convenience of being close to town! This well-kept 2-bedroom, 1-bath home offers comfort, peace, and plenty of small-town charm. Enjoy the quiet setting, spacious yard, and cozy feel while still being just minutes from local amenities, shopping, and schools. A great opportunity for anyone looking for a clean, move-in-ready home with the perfect balance of country atmosphere and town convenience.

Key facts

• Spacious yard
• Move-in-ready
• Quiet setting

Tags

• SPACIOUS YARD
• QUIET SETTING
• MOVE-IN-READY

Property features AI

Finance

• Other: Inclusions: stove and refrigerator; Exclusions: seller's personal property

Exterior

• Utilities: No waste disposal system; No water presently
• Home design: Single-family property; Entry and main living on main level
• Construction: Estimated finished above-grade area about 840; Estimated total area range 751–1000
• Exterior features: Vinyl exterior; Approximately 1.7-acre lot; Residential zoning (RES)

Interior

• Kitchen: Range/Oven; Refrigerator; Kitchen on main level
• Bedrooms: Main-level master bedroom (10 x 10); Main-level second bedroom (9 x 8)
• Bathrooms: One full bathroom; No master bathroom
• Heating & cooling: Wall furnace (heating)
• Interior features: No basement (slab foundation); Living room on main level
• Laundry & utility: No water presently (no water service); Wall furnace for heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% 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.
• Mauston School District (rural): math 36% / reading 31% proficiency, ranked #248 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mauston High (math 17% / reading 17%, grade F, #400 of 483 statewide, top 85%, 381 students, 41% FRL).
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-16 pts) — the specific schools serving this property underperform the Mauston School District average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Juneau County population projected at -19% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.8

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $9,681
• Equity at exit: $11,779

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $37,427
• Equity at exit: $6,830

Cash invested: $22,120 (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 53948

• Home prices YoY: -29.4%
• Active inventory: 61
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $353

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 64%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,000 Active 30 DOM
2. 2026-06-17
   days on market $79,000 Active 29 DOM
3. 2026-06-16
   days on market $79,000 Active 28 DOM
4. 2026-06-15
   days on market $79,000 Active 27 DOM
5. 2026-06-14
   days on market $79,000 Active 25 DOM
6. 2026-06-10
   days on market $79,000 Active 22 DOM
7. 2026-06-09
   days on market $79,000 Active 21 DOM
8. 2026-06-08
   days on market $79,000 Active 20 DOM
9. 2026-06-07
   days on market $79,000 Active 19 DOM
10. 2026-06-05
    days on market $79,000 Active 16 DOM
11. 2026-06-03
    days on market $79,000 Active 15 DOM
12. 2026-06-02
    days on market $79,000 Active 14 DOM
13. 2026-06-01
    days on market $79,000 Active 13 DOM
14. 2026-05-31
    days on market $79,000 Active 12 DOM
15. 2026-05-31
    days on market $79,000 Active 11 DOM
16. 2026-05-19
    listed $79,000 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,651
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,298
• Taxable income: $3,163
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $3,473/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 · 13 photos

Fair 45/100 Cosmetic rehab

A move-in-ready home with potential for significant value increase through cosmetic updates and landscaping.

Repairs flagged

• Major Paint — Faded paint on exterior
• Major Landscaping — No landscaping, dirt lot

Value-add opportunities

• Both Paint exterior and landscaping — Improves curb appeal and value
• Both Replace carpet with hardwood or tile — Enhances resale and rental appeal
• Both Update kitchen cabinets and countertops — Modernizes kitchen and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Faded paint on exterior	Major	$15,000–50,000
Landscaping · No landscaping, dirt lot	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint exterior and landscaping — Improves curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Enhances resale and rental appeal ↑
• Both Update kitchen cabinets and countertops — Modernizes kitchen and increases value ↑

ⓘ 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: Mauston School District
• NCES district ID: 5508850
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $46,779
• Composite: 28.82/100
• National rank: #6658
• State rank: #248 of 342 in WI

Livability — Lemonweir

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

Census & demographics

• Population (ZIP): 8,221

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 8% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.90%
• Current HPI: 263.4253
• 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

• 2026-05-19 Listed $79,000 SCWMLS