7741 Hwy 42 #108 · Egg Harbor, WI 54209

$58,900

1 bd · 1.0 ba · 450 sqft · Condo · 57 Days on market

Built 1983 Good condition $131/sqft · 11% below area Est $66k · 11% under $709/mo HOA · 48% of rent

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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 +17.5/30.0
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• Appreciation +7.3/10.0
• DSCR +5.5/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Perfectly situated in downtown Egg Harbor, this fully furnished Spinnaker Model unit at the Landing Resort offers the ultimate Door County getaway! The thoughtfully designed layout features a private bedroom, spacious bathroom, and a bright living area that opens to a quiet, covered patio—ideal for relaxing. A full kitchenette, dining space, pull-out sleeper sofa, and lockable owner's closet add both comfort and convenience. Enjoy resort-style amenities including indoor and outdoor pools, hot tub, arcade/game room, WiFi, cable TV, and an outdoor playground. With a strong rental history, this property is an excellent investment opportunity or personal retreat. Owner occupancy is limited to 28 days per year.

Key facts

• Full kitchenette
• Private bedroom
• Bright living area

Tags

• PRIVATE BEDROOM
• SPACIOUS BATHROOM
• BRIGHT LIVING AREA
• QUIET COVERED PATIO
• FULL KITCHENETTE
• DINING SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $46 ($549/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 1.0% in Egg Harbor — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#455 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: amenities F, commute F, health & safety D-.
• Gibraltar Area School District (rural): math 52% / reading 54% proficiency, ranked #45 of 342 in WI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 103 active listings in the ZIP; 306 units permitted in Door County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($407 loan paydown + $3k appreciation (4.6% local appreciation)).
• Door County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $57,133 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.50% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 3.3

CMA / ARV

• ARV (median comp): $66,245
• List price: $58,900
• Delta: -11.09%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

4.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.95×
• Total profit: $15,646
• Equity at exit: $31,994

10-year hold

• IRR: 16.2%
• Equity multiple: 3.81×
• Total profit: $46,308
• Equity at exit: $54,104

Cash invested: $16,492 (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 54209

• Home prices YoY: 2.0%
• Active inventory: 103
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$709
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $46

Break-even live

Break-even rent $1,413

Max offer price $58,900

Occupancy floor 92%

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $709 · $8,508/yr
• Likely covers: internetcablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $58,900 Active 57 DOM
2. 2026-06-17
   days on market $58,900 Active 56 DOM
3. 2026-06-16
   days on market $58,900 Active 55 DOM
4. 2026-06-15
   days on market $58,900 Active 54 DOM
5. 2026-06-15
   days on market $58,900 Active 53 DOM
6. 2026-06-13
   days on market $58,900 Active 52 DOM
7. 2026-06-12
   days on market $58,900 Active 51 DOM
8. 2026-06-09
   days on market $58,900 Active 48 DOM
9. 2026-06-08
   days on market $58,900 Active 47 DOM
10. 2026-06-08
    days on market $58,900 Active 46 DOM
11. 2026-06-07
    days on market $58,900 Active 45 DOM
12. 2026-06-03
    days on market $58,900 Active 42 DOM
13. 2026-06-02
    days on market $58,900 Active 41 DOM
14. 2026-06-01
    days on market $58,900 Active 40 DOM
15. 2026-05-31
    days on market $58,900 Active 39 DOM
16. 2026-04-22
    listed $58,900 Active 721-char remark

    Show marketing remark (721 chars)

    Perfectly situated in downtown Egg Harbor, this fully furnished Spinnaker Model unit at the Landing Resort offers the ultimate Door County getaway! The thoughtfully designed layout features a private bedroom, spacious bathroom, and a bright living area that opens to a quiet, covered patio—ideal for relaxing. A full kitchenette, dining space, pull-out sleeper sofa, and lockable owner's closet add both comfort and convenience. Enjoy resort-style amenities including indoor and outdoor pools, hot tub, arcade/game room, WiFi, cable TV, and an outdoor playground. With a strong rental history, this property is an excellent investment opportunity or personal retreat. Owner occupancy is limited to 28 days per year.

17. 2025-07-29
    price $54,000
18. 2025-05-13
    price $59,000
19. 2025-04-07
    listed $70,000 Active
20. 2022-03-11
    soldstatus $57,500
21. 2022-01-05
    listed $54,900

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,647
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − HOA: −$8,508
• − Depreciation: −$1,713
• Taxable income: $125
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $519/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

Good 75/100 Cosmetic rehab

This fully furnished Spinnaker Model unit at The Landing Resort is in good condition with cosmetic updates needed. It offers a great rental opportunity with resort-style amenities and a strong rental history.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both update kitchen cabinets — modernizes and increases appeal
• Both install new flooring — improves comfort and appearance
• Both paint interior walls — refreshes and enhances the space
• Both replace carpet — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets — modernizes and increases appeal ↑
• Both install new flooring — improves comfort and appearance ↑
• Both paint interior walls — refreshes and enhances the space ↑
• Both replace carpet — improves comfort and appearance ↑

ⓘ 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: Gibraltar Area School District
• NCES district ID: 5505220
• Math proficiency: 52% ▼ -1.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $53,154
• Composite: 45.57/100
• National rank: #2598
• State rank: #45 of 342 in WI

Livability — Egg Harbor

• Score: 66/100
• State rank: #455
• US rank: #11512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Egg Harbor, WI
• Population (ZIP): 1,529

Population outlook (Door County) Hauer SSP2

• Today (2025): 27,220 people
• By 2030: 26,785 · -1.6%
• By 2040: 25,167 · -7.5%
• By 2050: 23,052 · -15.3%
• By 2075: 18,981 · -30.3%
• By 2100: 14,801 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1% Native American 1%
• Common ancestry: Portuguese 8% Romanian 8% English 7%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Door

• 2024 margin: Toss-up / Even · D 50.6% · R 48.3% · Other 1.1%
• 2008→2024 swing: -15.1pp toward R · 2008: 17.3pp · 2024: 2.2pp
• All cycles: 2024: D+2.2 2020: D+1.4 2016: R+3.2 2012: D+7.0 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.61%
• Current HPI: 235.2831
• 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

+7.3% since first listed

6 events — show timeline

• 2026-04-22 Listed $58,900 DCBRMLS
• 2025-07-29 Price Changed $54,000 DCBRMLS
• 2025-05-13 Price Changed $59,000 DCBRMLS
• 2025-04-07 Listed $70,000 DCBRMLS
• 2022-03-11 Sold (MLS) $57,500 DCBRMLS
• 2022-01-05 Listed $54,900 DCBRMLS