52 Wisconsin Ave · Montreal, WI 54525

$33,000

2 bd · 1.0 ba · 1,066 sqft · SingleFamily · 6 Days on market

Built 1920 1.85 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

FHA Case #581-451153 Located on the Montreal River. Offering 2 bedrooms, a bath with laundry hook ups, multiply out builds. HUD Home. Sold “AS IS” by electronic bid only. Prop avail 06-1-26 Bids due by 06-6-26 11:59 PM Central Time then daily until sold. UI-Uninsured, Eligible for FHA 203K. For Prop conditions, Forms, Discl & Avail please visit www. HUDHomestore.com. All sizes are estimated, some information is obtained from previous MLS listings. Buyer has an obligation to verify all MLS information.

Key facts

• 1.85 acre lot
• 6 parking spots
• Built 1920

Property features AI

Exterior

• Parking: 6 parking spaces
• Utilities: Public water; Holding tank sewer; Electric with circuit breakers
• Home design: Single-family residential; One and one-half story
• Construction: Frame construction with vinyl siding; Pillar/post/pier foundation; Built with a metal roof
• Exterior features: Riverfront property on the Montreal River; Waterfront frontage (100'); Road frontage on a highway; Metal roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $82 ($980/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $33k).

Location & tenants

• Location reads 64/100 on livability (#532 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Hurley School District (rural): math 41% / reading 46% proficiency, ranked #134 of 342 in WI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 62 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($228 loan paydown + $990 appreciation (3.0% local appreciation)).
• Iron County population projected at -23% 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 $9k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.03% ✓
• Cap rate: 26.01%
• Cash-on-cash: 70.40%
• DSCR: 4.13
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $70,356
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Pennsylvania Ave	0.32mi	3/1.0 (+1)	1,068 (+0%)	21mo	$70,000	$66	62
46 Pennsylvania Ave	0.31mi	3/1.0 (+1)	1,068 (+0%)	21mo	$70,000	$66	62
90 Wisconsin Ave	0.50mi	3/1.5 (+1)	1,186 (+11%)	6mo	$125,000	$105	46

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: 17.9%
• Equity multiple: 2.03×
• Total profit: $9,487
• Equity at exit: $14,838

10-year hold

• IRR: 19.7%
• Equity multiple: 3.91×
• Total profit: $26,911
• Equity at exit: $22,867

Cash invested: $9,240 (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 54525

• Active inventory: 2
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$14
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $82

Break-even live

Break-even rent $895

Max offer price $33,000

Occupancy floor 87%

Sensitivity live

Price	-10% $100	-5% $91	+0% $82	+5% $72	+10% $63
Rent	-10% $3	-5% $42	+0% $82	+5% $121	+10% $161
Rate	-1.0pp $98	-0.5pp $90	base $82	+0.5pp $73	+1.0pp $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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-08
   statusdays on market $33,000 Pending 6 DOM
2. 2026-06-08
   days on market $33,000 Active 5 DOM
3. 2026-06-05
   days on market $33,000 Active 3 DOM
4. 2026-06-02
   remarks 508-char remark
5. 2026-06-02
   listed $33,000 Active 1 DOM

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 13 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: $11,980
• − Mortgage interest: −$1,849
• − Property taxes: −$717
• − Insurance: −$5,690
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$960
• Taxable income: $847
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $777/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: Hurley School District
• NCES district ID: 5506750
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 46% ▲ 3.00%
• Median HH income: $37,702
• Composite: 36.21/100
• National rank: #4729
• State rank: #134 of 342 in WI

Livability — Montreal

• Score: 64/100
• State rank: #532
• US rank: #13674

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montreal, WI
• City population: 311
• Population (ZIP): 311

Population outlook (Iron County) Hauer SSP2

• Today (2025): 5,630 people
• By 2030: 5,446 · -3.3%
• By 2040: 4,887 · -13.2%
• By 2050: 4,345 · -22.8%
• By 2075: 3,844 · -31.7%
• By 2100: 3,561 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Native American 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Iranian 3% Slovak 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Iron

• 2024 margin: Strong R (+26.2) · D 36.5% · R 62.7%
• 2008→2024 swing: -39.3pp toward R · 2008: 13.1pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+22.6 2016: R+23.5 2012: R+0.1 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-01 Listed $33,000 GNMLS

Property tax history

+4.1%/yr

Latest (2025): $717 · +22.5% YoY. Source: county tax records.