2550 Columbus Rd · Washington, WI 54521

$179,900

3 bd · 1.0 ba · 1,171 sqft · Other · 116 Days on market

Built 1952 3.79 ac lot $154/sqft · 38% below area Est $289k · 38% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of the Northwoods! Located in Eagle River--known as the Snowmobile Capital of the World--this property offers incredible potential. Currently in livable condition and just needing a little TLC, it's perfect for a fix-and-flip, long-term rental, or short-term vacation rental. It also appeals to buyers seeking a cozy vacation retreat or an affordable primary residence surrounded by year-round recreation, lakes, and trails. Opportunities like this don't last--schedule your showing today and unlock the potential!

Key facts

• Long-term rental
• Fix-and-flip
• Snowmobile capital

Tags

• SNOWMOBILE CAPITAL
• FIX-AND-FLIP
• LONG-TERM RENTAL
• SHORT-TERM VACATION RENTAL
• COZY VACATION RETREAT
• AFFORDABLE PRIMARY RESIDENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-75 ($-900/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (17.8% below list).
• Recommended offer: $148k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Northland Pines School District (rural): math 39% / reading 39% proficiency, ranked #189 of 342 in WI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northland Pines Elementary-Eagle River (math 44% / reading 35%, grade F, #490 of 1,041 statewide, top 53%, 498 students, 55% FRL); Northland Pines Middle (math 34% / reading 41%, grade F, #172 of 383 statewide, top 45%, 182 students, 46% FRL); Northland Pines High (math 27% / reading 37%, grade F, #184 of 483 statewide, top 41%, 417 students, 42% FRL).
• Market conditions: 157 active listings in the ZIP; 359 units permitted in Vilas County in 2024 (67 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Vilas County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $180k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,877 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $289,369
• List price: $179,900
• Delta: -37.83%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-33,907
• Equity at exit: $26,824

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-35,588
• Equity at exit: $15,554

Cash invested: $50,372 (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 54521

• Active inventory: 157
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-75

Break-even live

Break-even rent $1,574

Max offer price $169,044

Occupancy floor —

Sensitivity live

Price	-10% $49	-5% $-13	+0% $-75	+5% $-137	+10% $-199
Rent	-10% $-192	-5% $-133	+0% $-75	+5% $-17	+10% $42
Rate	-1.0pp $16	-0.5pp $-29	base $-75	+0.5pp $-122	+1.0pp $-169

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $179,900 Active 116 DOM
2. 2026-06-21
   days on market $179,900 Active 115 DOM
3. 2026-06-18
   days on market $179,900 Active 113 DOM
4. 2026-06-17
   days on market $179,900 Active 112 DOM
5. 2026-06-16
   days on market $179,900 Active 111 DOM
6. 2026-06-15
   days on market $179,900 Active 110 DOM
7. 2026-06-15
   days on market $179,900 Active 109 DOM
8. 2026-06-13
   days on market $179,900 Active 108 DOM
9. 2026-06-12
   days on market $179,900 Active 107 DOM
10. 2026-06-09
    days on market $179,900 Active 104 DOM
11. 2026-06-08
    days on market $179,900 Active 103 DOM
12. 2026-06-08
    days on market $179,900 Active 102 DOM
13. 2026-06-05
    days on market $179,900 Active 100 DOM
14. 2026-06-03
    days on market $179,900 Active 98 DOM
15. 2026-06-02
    days on market $179,900 Active 97 DOM
16. 2026-06-01
    days on market $179,900 Active 96 DOM
17. 2026-05-31
    days on market $179,900 Active 95 DOM
18. 2026-04-07
    price $179,900 544-char remark

    Show marketing remark (544 chars)

    Investor special in the heart of the Northwoods! Located in Eagle River--known as the Snowmobile Capital of the World--this property offers incredible potential. Currently in livable condition and just needing a little TLC, it's perfect for a fix-and-flip, long-term rental, or short-term vacation rental. It also appeals to buyers seeking a cozy vacation retreat or an affordable primary residence surrounded by year-round recreation, lakes, and trails. Opportunities like this don't last--schedule your showing today and unlock the potential!

19. 2026-03-23
    price $184,900 544-char remark

    Show marketing remark (544 chars)

    Investor special in the heart of the Northwoods! Located in Eagle River--known as the Snowmobile Capital of the World--this property offers incredible potential. Currently in livable condition and just needing a little TLC, it's perfect for a fix-and-flip, long-term rental, or short-term vacation rental. It also appeals to buyers seeking a cozy vacation retreat or an affordable primary residence surrounded by year-round recreation, lakes, and trails. Opportunities like this don't last--schedule your showing today and unlock the potential!

20. 2026-02-24
    listed $190,000 Active 544-char remark

    Show marketing remark (544 chars)

    Investor special in the heart of the Northwoods! Located in Eagle River--known as the Snowmobile Capital of the World--this property offers incredible potential. Currently in livable condition and just needing a little TLC, it's perfect for a fix-and-flip, long-term rental, or short-term vacation rental. It also appeals to buyers seeking a cozy vacation retreat or an affordable primary residence surrounded by year-round recreation, lakes, and trails. Opportunities like this don't last--schedule your showing today and unlock the potential!

21. 2017-11-17
    soldstatus $59,000
22. 2017-09-11
    soldstatus $50,000
23. 2017-09-08
    soldstatus $50,000 733-char remark

    Show marketing remark (733 chars)

    Cute bungalow on 11.2 wooded acres. This is a great place to live, just minutes north of Eagle River and near the schools. The home is a diamond in the rough but with just a bit of updating this solid home could give someone a place to call their own. The main level includes 2 bedrooms, 1 bathroom, fireplace, stove, wood and tile flooring and knotty pine walls giving it a warm and cozy feeling. A third bedroom is located on the second level. The full unfinished basement would be easy to finish into a family room area. Include is a maintenance free 2 car detached garage with plenty of storage. A new roof is being put on the home and with just a little finishing work it would make a great home. Priced to move, priced to sell!

24. 2017-04-19
    listed $96,900 733-char remark

    Show marketing remark (733 chars)

    Cute bungalow on 11.2 wooded acres. This is a great place to live, just minutes north of Eagle River and near the schools. The home is a diamond in the rough but with just a bit of updating this solid home could give someone a place to call their own. The main level includes 2 bedrooms, 1 bathroom, fireplace, stove, wood and tile flooring and knotty pine walls giving it a warm and cozy feeling. A third bedroom is located on the second level. The full unfinished basement would be easy to finish into a family room area. Include is a maintenance free 2 car detached garage with plenty of storage. A new roof is being put on the home and with just a little finishing work it would make a great home. Priced to move, priced to sell!

25. 2006-06-07
    soldstatus $30,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,745
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,233
• Taxable loss: −$4,003
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $60/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: Northland Pines School District
• NCES district ID: 5503860
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $41,251
• Composite: 32.84/100
• National rank: #5617
• State rank: #189 of 342 in WI

Livability — Washington

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

Census & demographics

• Population (ZIP): 8,555

Population outlook (Vilas County) Hauer SSP2

• Today (2025): 20,499 people
• By 2030: 19,683 · -4.0%
• By 2040: 17,559 · -14.3%
• By 2050: 15,407 · -24.8%
• By 2075: 13,010 · -36.5%
• By 2100: 10,937 · -46.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Vilas

• 2024 margin: Strong R (+23.1) · D 38.0% · R 61.1%
• 2008→2024 swing: -19.0pp toward R · 2008: -4.1pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+21.9 2016: R+25.3 2012: R+13.1 2008: R+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.99%
• Current HPI: 169.1393
• 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

+499.7% since first listed

8 events — show timeline

• 2026-04-07 Price Changed $179,900 METROMLS
• 2026-03-23 Price Changed $184,900 METROMLS
• 2026-02-24 Listed $190,000 METROMLS
• 2017-11-17 Sold (Public Records) $59,000 Public Records
• 2017-09-11 Sold (Public Records) $50,000 Public Records
• 2017-09-08 Sold (MLS) $50,000 GNMLS
• 2017-04-19 Listed $96,900 GNMLS
• 2006-06-07 Sold (Public Records) $30,000 Public Records

Property tax history

-11.3%/yr

Latest (2025): $253 · +9.4% YoY. Source: county tax records.