7741 Hwy 42 #108 · Egg Harbor, WI 54209

$58,900

1 bd · 1.0 ba · 450 sqft · Condo · 108 Days on market

Built 1983 Good condition $131/sqft · 11% below area Est $66k · 11% under $709/mo HOA · 54% of rent

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Why this score? — see what drove the C- 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 +12.6/15.0
• 1% rule +10.0/10.0
• Cash flow +7.6/30.0
• Appreciation +7.3/10.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

This one bedroom, one bath Spinnaker Model floor plan provides an open concept living area with a kitchenette, private bedroom, sleeper sofa in living room and a fully equipped kitchen. The private, covered patio off the living room gives you direct access to a small outdoor area with a grill within steps of the condo. Excellent rental history. 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 $-70 ($-837/yr) — negative.
• To cash-flow at today's rent, offer at most $49k (17.1% below list).
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $49k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 0.9% 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.
• Zoned schools: Gibraltar Elementary (math 67% / reading 52%, grade B-, #102 of 1,041 statewide, top 12%, 257 students, 28% FRL); Gibraltar Middle (math 42% / reading 52%, grade D+, #73 of 383 statewide, top 22%, 110 students, 36% FRL); Gibraltar High (math 44% / reading 54%, grade D, #36 of 483 statewide, top 9%, 180 students, 34% FRL).
• Market conditions: 114 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 ~6 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 108 days — a 9% lower offer ($54k) 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 54% of rent.

Recommended offer $48,810 (17.1% 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 108 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.25% ✓
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 3.7

CMA / ARV

• ARV (median comp): $66,426
• List price: $58,900
• Delta: -11.33%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7741 State Hwy 42 #111	0.01mi	1/1.0	450 (0%)	8mo	$51,000	$113	93
7741 Hwy 42 #111	0.01mi	1/1.0	450 (0%)	8mo	$51,000	$113	93
7741 Hwy 42 #102	0.01mi	1/1.0	450 (0%)	14mo	$55,000	$122	88
7741 State Hwy 42 #105	0.01mi	1/1.0	433 (-4%)	11mo	$50,000	$115	84
7741 Hwy 42 #118	0.02mi	1/1.0	433 (-4%)	17mo	$59,000	$136	79
7888 Church St #205	0.44mi	1/1.0	562 (+25%)	7mo	$285,500	$508	48
4920 N Landmark Cir #2208	1.06mi	1/1.0	549 (+22%)	0mo	$110,000	$200	40
4920 Landmark Cir #2228	1.05mi	1/1.0	551 (+22%)	5mo	$105,000	$191	36
4908 Landmark Cir #1202	0.97mi	1/1.0	553 (+23%)	6mo	$117,000	$212	35
4908 Landmark Cir #1104	0.95mi	1/1.0	551 (+22%)	8mo	$147,000	$267	34
4920 Landmark Cir Unit 201-B1	1.05mi	1/1.0	551 (+22%)	11mo	$158,900	$288	31
4920 N Landmark Cir #2229	1.00mi	1/1.0	551 (+22%)	17mo	$115,000	$209	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.50×
• Total profit: $8,289
• Equity at exit: $31,994

10-year hold

• IRR: 10.3%
• Equity multiple: 2.84×
• Total profit: $30,422
• 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: 114
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$709
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-70

Break-even live

Break-even rent $1,413

Max offer price $48,810

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-49	+0% $-70	+5% $-90	+10% $-110
Rent	-10% $-174	-5% $-122	+0% $-70	+5% $-17	+10% $35
Rate	-1.0pp $-40	-0.5pp $-55	base $-70	+0.5pp $-85	+1.0pp $-101

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee of $2,128 (approximately $709.33/month)Building: Landing Egg Harbor Resort

Exterior

• Home design: Residential condominiumPart of Landing Egg Harbor Resort
• Construction: Condominium construction
• Exterior features: Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingElectric heating
• Interior features: Baseboard electric heating

HOA detail $709/mo · $8,508/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $58,900 Active 108 DOM
2. 2026-08-07
   days on market $58,900 Active 107 DOM
3. 2026-08-06
   days on market $58,900 Active 106 DOM
4. 2026-08-05
   days on market $58,900 Active 105 DOM
5. 2026-08-04
   days on market $58,900 Active 104 DOM
6. 2026-08-03
   days on market $58,900 Active 103 DOM
7. 2026-07-31
   days on market $58,900 Active 100 DOM
8. 2026-07-30
   days on market $58,900 Active 99 DOM
9. 2026-07-29
   days on market $58,900 Active 98 DOM
10. 2026-07-27
    days on market $58,900 Active 96 DOM
11. 2026-07-26
    days on market $58,900 Active 95 DOM
12. 2026-07-24
    days on market $58,900 Active 93 DOM
13. 2026-07-23
    days on market $58,900 Active 92 DOM
14. 2026-07-22
    days on market $58,900 Active 91 DOM
15. 2026-07-21
    days on market $58,900 Active 90 DOM
16. 2026-07-20
    days on market $58,900 Active 89 DOM
17. 2026-07-18
    days on market $58,900 Active 87 DOM
18. 2026-07-17
    days on market $58,900 Active 86 DOM
19. 2026-07-16
    days on market $58,900 Active 85 DOM
20. 2026-07-14
    days on market $58,900 Active 83 DOM
21. 2026-07-13
    days on market $58,900 Active 82 DOM
22. 2026-07-12
    days on market $58,900 Active 81 DOM
23. 2026-07-11
    days on market $58,900 Active 80 DOM
24. 2026-07-10
    days on market $58,900 Active 79 DOM
25. 2026-07-09
    days on market $58,900 Active 78 DOM
26. 2026-07-07
    days on market $58,900 Active 76 DOM
27. 2026-07-06
    days on market $58,900 Active 75 DOM
28. 2026-07-05
    days on market $58,900 Active 74 DOM
29. 2026-07-05
    days on market $58,900 Active 73 DOM
30. 2026-07-03
    days on market $58,900 Active 72 DOM
31. 2026-07-02
    days on market $58,900 Active 71 DOM
32. 2026-07-01
    days on market $58,900 Active 70 DOM
33. 2026-06-30
    days on market $58,900 Active 69 DOM
34. 2026-06-29
    days on market $58,900 Active 68 DOM
35. 2026-06-28
    days on market $58,900 Active 67 DOM
36. 2026-06-27
    days on market $58,900 Active 66 DOM
37. 2026-06-26
    days on market $58,900 Active 65 DOM
38. 2026-06-23
    days on market $58,900 Active 62 DOM
39. 2026-06-22
    days on market $58,900 Active 61 DOM
40. 2026-06-21
    days on market $58,900 Active 60 DOM
41. 2026-06-21
    days on market $58,900 Active 59 DOM
42. 2026-06-18
    days on market $58,900 Active 57 DOM
43. 2026-06-17
    days on market $58,900 Active 56 DOM
44. 2026-06-16
    days on market $58,900 Active 55 DOM
45. 2026-06-15
    days on market $58,900 Active 54 DOM
46. 2026-06-15
    days on market $58,900 Active 53 DOM
47. 2026-06-13
    days on market $58,900 Active 52 DOM
48. 2026-06-12
    days on market $58,900 Active 51 DOM
49. 2026-06-09
    days on market $58,900 Active 48 DOM
50. 2026-06-08
    days on market $58,900 Active 47 DOM

ⓘ 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: $15,893
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − HOA: −$8,508
• − Depreciation: −$1,713
• Taxable loss: −$1,348
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $-513/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 Est. rehab $2,250–$6,750 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Gibraltar Elementary B- WI #102/1,041 Nat'l #7,252/41,679 Middle Gibraltar Middle D+ WI #73/383 Nat'l #4,159/14,009 High Gibraltar High D WI #36/483 Nat'l #5,677/17,239

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

C Composite livability gradescore 66/100

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
• County: Door · 27,220 people
• Population (ZIP): 1,529
• Household income: $70,833
• Rent vs Own: 9.5% rent · 90.5% own

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee of $2,128 (approximately $709.33/month)Building: Landing Egg Harbor Resort

Exterior

• Home design: Residential condominiumPart of Landing Egg Harbor Resort
• Construction: Condominium construction
• Exterior features: Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingElectric heating
• Interior features: Baseboard electric heating

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