8311 State Highway 13 South Lot 50 · Saratoga, WI 54494

$69,000

2 bd · 2.0 ba · 1,216 sqft · SingleFamily · 54 Days on market

Built 1997 Good condition $57/sqft · 20% below area Est $86k · 20% under ↓ 5% 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
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 2-bedroom, 2-bath residence located in the highly sought-after 5-star 55+ community of Pirco. Designed for comfort, convenience, and easy living, this charming home offers a warm and inviting atmosphere from the moment you step inside. The open-concept layout seamlessly connects the kitchen, dining, and living areas?perfect for both everyday living and entertaining. The vaulted ceiling in the living room enhances the spacious feel, while a stunning front bay window fills the space with natural light. Brand-new honeycomb blinds installed in 2026 add both style and energy efficiency. Recent updates include new flooring in the kitchen and bathrooms (

Key facts

• Vaulted ceiling
• Honeycomb blinds
• New flooring

Tags

• OPEN-CONCEPT LAYOUT
• VAULTED CEILING
• FRONT BAY WINDOW
• HONEYCOMB BLINDS
• NEW FLOORING
• NEW REFRIGERATOR

Property features AI

Finance

• Other: Zoned residential; Located in the Town of Saratoga

Exterior

• Parking: Carport
• Utilities: Well water; Private septic system; Natural gas
• Home design: Single-family home; One story; Located in a 55+ mobile home community (PIRCO 55+ MOBILE HOME COMMUNITY)
• Construction: Shingle roof; Slab foundation; Finished above grade area approximately 1,216
• Exterior features: Patio; Vinyl exterior

Interior

• Kitchen: Refrigerator; Range/Oven; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Master bedroom (Main) — 14 x 11; Bedroom 2 (Main) — 19 x 9
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Whirlpool tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Carpet and vinyl flooring; Ceiling fan(s); Cathedral/vaulted ceiling; All window coverings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% 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.
• Zoned schools: Woodside Elementary (math 42% / reading 37%, grade F, #490 of 1,041 statewide, top 53%, 349 students, 38% FRL); Wisconsin Rapids Area Middle (math 16% / reading 27%, grade F, #342 of 383 statewide, top 89%, 924 students, 49% FRL); Lincoln High (math 29% / reading 42%, grade F, #140 of 483 statewide, top 29%, 1,380 students, 42% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 139 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.68% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $86,169
• List price: $69,000
• Delta: -19.92%
• Verdict: UNDERPRICED
• Comps: 16 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	1,200 (-1%)	14mo	$53,000	$44	86
8311 State Highway 13 South Lot 22	0.12mi	2/2.0	1,280 (+5%)	2mo	$99,942	$78	84
8311 S State Highway 13 Unit P-24	0.00mi	2/2.0	1,280 (+5%)	16mo	$64,424	$50	78
8311 S State Highway 13 Unit P-1	0.00mi	2/2.0	1,120 (-8%)	20mo	$35,924	$32	70
8150 Sheila Ln	0.39mi	3/1.0 (+1)	1,184 (-3%)	12mo	$245,900	$208	59
8431 S Highway 13	0.14mi	3/1.0 (+1)	1,096 (-10%)	17mo	$165,000	$151	54
8010 Sheila Ln	0.42mi	3/1.5 (+1)	1,300 (+7%)	17mo	$182,000	$140	48

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: 21.4%
• Equity multiple: 1.88×
• Total profit: $16,919
• Equity at exit: $10,288

10-year hold

• IRR: 29.5%
• Equity multiple: 3.64×
• Total profit: $50,964
• Equity at exit: $5,966

Cash invested: $19,320 (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: 139
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $441

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 57%

Sensitivity live

Price	-10% $489	-5% $465	+0% $441	+5% $417	+10% $393
Rent	-10% $349	-5% $395	+0% $441	+5% $487	+10% $533
Rate	-1.0pp $476	-0.5pp $458	base $441	+0.5pp $423	+1.0pp $405

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $69,000 Active 54 DOM
2. 2026-06-21
   days on market $69,000 Active 53 DOM
3. 2026-06-18
   days on market $69,000 Active 50 DOM
4. 2026-06-17
   days on market $69,000 Active 49 DOM
5. 2026-06-17
   price $69,000 Active 48 DOM
6. 2026-06-16
   days on market $70,500 Active 48 DOM
7. 2026-06-15
   days on market $70,500 Active 47 DOM
8. 2026-06-14
   days on market $70,500 Active 45 DOM
9. 2026-06-12
   days on market $70,500 Active 44 DOM
10. 2026-06-09
    days on market $70,500 Active 41 DOM
11. 2026-06-08
    days on market $70,500 Active 40 DOM
12. 2026-06-07
    days on market $70,500 Active 39 DOM
13. 2026-06-05
    days on market $70,500 Active 36 DOM
14. 2026-06-02
    days on market $70,500 Active 34 DOM
15. 2026-06-01
    days on market $70,500 Active 33 DOM
16. 2026-05-31
    days on market $70,500 Active 32 DOM
17. 2026-05-30
    days on market $70,500 Active 31 DOM
18. 2026-05-18
    price $70,500 1098-char remark
19. 2026-05-18
    price $70,000 1098-char remark
20. 2026-04-29
    listed $72,500 Active 1098-char remark

ⓘ 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: $13,941
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,007
• Taxable income: $4,458
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,221/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

Good 75/100 Cosmetic rehab

This charming 2-bedroom, 2-bath home in a 55+ community is in good condition with recent updates and new flooring, making it move-in ready.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Replace outdoor light fixtures — Improves safety and ambiance

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace outdoor light fixtures — Improves safety and ambiance ↑

ⓘ 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

-4.8% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $69,000 CWMLS
• 2026-05-18 Price Changed $70,500 CWMLS
• 2026-05-18 Price Changed $70,000 CWMLS
• 2026-04-29 Listed $72,500 CWMLS