100 Hill St · Niagara, WI 54151

$93,000

4 bd · 2.0 ba · 3,600 sqft · Other · 208 Days on market

Built 1950 0.52 ac lot $26/sqft · 55% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this spacious 2-story home located in the heart of Niagara, WI. With approximately 3,600 square feet of living space, this fixer-upper is the perfect opportunity for investors, contractors, or anyone eager to transform a solid property with great bones into their dream home. This expansive residence offers a functional layout, large rooms, and classic architectural features that provide an excellent foundation for renovation. Whether you're envisioning a modern update, a rental investment, or a stunning family home, this property has the square footage and structure to support your vision. Situated in a quiet community near local amenities, outdoor recreation, and scenic surroundings, the location adds even more value to this promising project. With ample room for customization inside and out, the possibilities are truly endless. Bring your creativity and make this Niagara gem shine again! Motivated seller is being sold AS IS

Key facts

• Large rooms
• 2 story home
• Functional layout

Tags

• 2 STORY HOME
• FIXER UPPER
• FUNCTIONAL LAYOUT
• LARGE ROOMS
• CLASSIC ARCHITECTURAL FEATURES
• QUIET COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $93k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#314 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Niagara School District (town): math 31% / reading 29% proficiency, ranked #280 of 342 in WI (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marinette County population projected at -26% 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $93k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (median comp): $206,709
• List price: $93,000
• Delta: -55.01%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $18,121
• Equity at exit: $13,867

10-year hold

• IRR: 25.7%
• Equity multiple: 3.25×
• Total profit: $58,573
• Equity at exit: $8,041

Cash invested: $26,040 (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 54151

• Home prices YoY: -15.1%
• Active inventory: 9
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $521

Break-even live

Break-even rent $809

Max offer price $93,000

Occupancy floor 60%

Sensitivity live

Price	-10% $573	-5% $547	+0% $521	+5% $494	+10% $468
Rent	-10% $405	-5% $463	+0% $521	+5% $579	+10% $637
Rate	-1.0pp $568	-0.5pp $544	base $521	+0.5pp $497	+1.0pp $472

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $93,000 Active 208 DOM
2. 2026-06-18
   days on market $93,000 Active 206 DOM
3. 2026-06-17
   days on market $93,000 Active 205 DOM
4. 2026-06-16
   days on market $93,000 Active 204 DOM
5. 2026-06-15
   days on market $93,000 Active 203 DOM
6. 2026-06-15
   days on market $93,000 Active 202 DOM
7. 2026-06-13
   days on market $93,000 Active 201 DOM
8. 2026-06-12
   days on market $93,000 Active 200 DOM
9. 2026-06-09
   days on market $93,000 Active 197 DOM
10. 2026-06-08
    days on market $93,000 Active 196 DOM
11. 2026-06-08
    days on market $93,000 Active 195 DOM
12. 2026-06-05
    days on market $93,000 Active 193 DOM
13. 2026-06-03
    days on market $93,000 Active 191 DOM
14. 2026-06-02
    days on market $93,000 Active 190 DOM
15. 2026-06-01
    days on market $93,000 Active 189 DOM
16. 2026-05-31
    days on market $93,000 Active 188 DOM
17. 2026-02-17
    price $93,000 966-char remark

    Show marketing remark (966 chars)

    Discover the potential in this spacious 2-story home located in the heart of Niagara, WI. With approximately 3,600 square feet of living space, this fixer-upper is the perfect opportunity for investors, contractors, or anyone eager to transform a solid property with great bones into their dream home. This expansive residence offers a functional layout, large rooms, and classic architectural features that provide an excellent foundation for renovation. Whether you're envisioning a modern update, a rental investment, or a stunning family home, this property has the square footage and structure to support your vision. Situated in a quiet community near local amenities, outdoor recreation, and scenic surroundings, the location adds even more value to this promising project. With ample room for customization inside and out, the possibilities are truly endless. Bring your creativity and make this Niagara gem shine again! Motivated seller is being sold AS IS

18. 2026-02-17
    price $93,000 966-char remark

    Show marketing remark (966 chars)

    Discover the potential in this spacious 2-story home located in the heart of Niagara, WI. With approximately 3,600 square feet of living space, this fixer-upper is the perfect opportunity for investors, contractors, or anyone eager to transform a solid property with great bones into their dream home. This expansive residence offers a functional layout, large rooms, and classic architectural features that provide an excellent foundation for renovation. Whether you're envisioning a modern update, a rental investment, or a stunning family home, this property has the square footage and structure to support your vision. Situated in a quiet community near local amenities, outdoor recreation, and scenic surroundings, the location adds even more value to this promising project. With ample room for customization inside and out, the possibilities are truly endless. Bring your creativity and make this Niagara gem shine again! Motivated seller is being sold AS IS

19. 2025-11-24
    listed $98,500 Active 966-char remark

    Show marketing remark (966 chars)

    Discover the potential in this spacious 2-story home located in the heart of Niagara, WI. With approximately 3,600 square feet of living space, this fixer-upper is the perfect opportunity for investors, contractors, or anyone eager to transform a solid property with great bones into their dream home. This expansive residence offers a functional layout, large rooms, and classic architectural features that provide an excellent foundation for renovation. Whether you're envisioning a modern update, a rental investment, or a stunning family home, this property has the square footage and structure to support your vision. Situated in a quiet community near local amenities, outdoor recreation, and scenic surroundings, the location adds even more value to this promising project. With ample room for customization inside and out, the possibilities are truly endless. Bring your creativity and make this Niagara gem shine again! Motivated seller is being sold AS IS

20. 2025-11-24
    listed $98,500 Active 966-char remark

    Show marketing remark (966 chars)

    Discover the potential in this spacious 2-story home located in the heart of Niagara, WI. With approximately 3,600 square feet of living space, this fixer-upper is the perfect opportunity for investors, contractors, or anyone eager to transform a solid property with great bones into their dream home. This expansive residence offers a functional layout, large rooms, and classic architectural features that provide an excellent foundation for renovation. Whether you're envisioning a modern update, a rental investment, or a stunning family home, this property has the square footage and structure to support your vision. Situated in a quiet community near local amenities, outdoor recreation, and scenic surroundings, the location adds even more value to this promising project. With ample room for customization inside and out, the possibilities are truly endless. Bring your creativity and make this Niagara gem shine again! Motivated seller is being sold AS IS

21. 2018-01-25
    soldstatus $30,000
22. 2013-11-27
    soldstatus $22,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$186/yr (+$16/mo · 13.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $17,615
• − Mortgage interest: −$5,209
• − Property taxes: −$1,348
• − Insurance: −$465
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$2,705
• Taxable income: $5,068
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $5,034/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: Niagara School District
• NCES district ID: 5510680
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $43,732
• Composite: 25.62/100
• National rank: #7409
• State rank: #280 of 342 in WI

Livability — Niagara

• Score: 69/100
• State rank: #314
• US rank: #8165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niagara, WI
• Population (ZIP): 3,495

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 10% Lithuanian 10% English 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.54%
• Current HPI: 216.2083
• 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

+322.7% since first listed

6 events — show timeline

• 2026-02-17 Price Changed $93,000 MiRealSource-MiMLS
• 2026-02-17 Price Changed $93,000 UPAR
• 2025-11-24 Listed $98,500 UPAR
• 2025-11-24 Listed $98,500 MiRealSource-MiMLS
• 2018-01-25 Sold (Public Records) $30,000 Public Records
• 2013-11-27 Sold (Public Records) $22,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,348 · +0.6% YoY. Source: county tax records.