67863 Topside Rd · Iron River, WI 54847

$329,000

3 bd · 2.0 ba · 1,380 sqft · Other · 212 Days on market

Built 2021 8.67 ac lot $238/sqft · 14% below area Est $384k · 14% under ↓ 3% since listing

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Why this score? — see what drove the D- 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 +14.0/15.0
• Appreciation +10.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

Key facts

• Backyard patio
• Mini-split cooling
• In-floor heat

Tags

• PRIVATE ROLLING PARCEL
• OPEN-CONCEPT LIVING AREA
• BACKYARD PATIO
• IN-FLOOR HEAT
• MINI-SPLIT COOLING
• GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $329k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (62.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (63.5% below list).
• Recommended offer: $120k (63.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#499 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, health & safety D, amenities F.
• Maple School District (rural): math 44% / reading 38% proficiency, ranked #136 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 106 units permitted in Bayfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Bayfield County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,976 (63.5% 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 212 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.36% ✗
• Cap rate: 2.07%
• Cash-on-cash: -15.10%
• DSCR: 0.33
• GRM: 22.9

CMA / ARV

• ARV (median comp): $384,466
• List price: $329,000
• Delta: -14.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 2.14×
• Total profit: $105,280
• Equity at exit: $296,389

10-year hold

• IRR: 13.9%
• Equity multiple: 4.99×
• Total profit: $367,914
• Equity at exit: $639,175

Cash invested: $92,120 (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 54847

• Home prices YoY: 7.1%
• Active inventory: 75
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$244 /mo · $2,933/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-1,159

Break-even live

Break-even rent $2,667

Max offer price $124,257

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $329,000 Active 212 DOM
2. 2026-06-17
   days on market $329,000 Active 211 DOM
3. 2026-06-16
   days on market $329,000 Active 210 DOM
4. 2026-06-15
   days on market $329,000 Active 209 DOM
5. 2026-06-15
   days on market $329,000 Active 208 DOM
6. 2026-06-13
   days on market $329,000 Active 207 DOM
7. 2026-06-12
   days on market $329,000 Active 206 DOM
8. 2026-06-09
   days on market $329,000 Active 203 DOM
9. 2026-06-08
   days on market $329,000 Active 202 DOM
10. 2026-06-08
    days on market $329,000 Active 201 DOM
11. 2026-06-07
    days on market $329,000 Active 200 DOM
12. 2026-06-03
    days on market $329,000 Active 197 DOM
13. 2026-06-02
    pricedays on market $329,000 Active 196 DOM
14. 2026-06-01
    days on market $339,000 Active 195 DOM
15. 2026-05-31
    days on market $339,000 Active 194 DOM
16. 2026-04-21
    status Active 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

17. 2026-04-21
    status Active 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

18. 2026-04-21
    status Active

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

19. 2026-04-21
    status Active 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

20. 2026-04-08
    historical Contingent 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

21. 2026-04-08
    historical Contingent 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

22. 2026-04-08
    historical Contingent - Without Bump Clause - WI Only 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

23. 2026-04-08
    historical Contingent

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

24. 2026-04-06
    price $339,000 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

25. 2026-04-06
    price $339,000 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

26. 2026-04-06
    price $339,000

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

27. 2026-04-06
    price $339,000

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

28. 2026-04-06
    price $339,000 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

29. 2025-11-17
    listed $349,000 Active 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

30. 2025-11-17
    listed $349,000 Active 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

31. 2025-11-17
    listed $349,000 Active

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

32. 2025-11-17
    listed $349,000 Active 545-char remark

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

33. 2025-11-17
    listed $349,000 Active

    Show marketing remark (545 chars)

    Newer 3-bedroom, 2-bath home set on a private, rolling 9-acre wooded parcel. This custom-built property features an inviting open-concept living area that walks out toa peaceful backyard patio. Enjoy in-floor heat, a mini-split for efficient cooling, and a cozy gas fireplace. Bordering Bayfield County Forest, the property offers direct access to ATV and snowmobile trails and is just minutes from lakes with public access?perfect for year-round recreation. A great opportunity for those seeking privacy, comfort, and endless outdoor adventure.

ⓘ 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: $2,933 · $244/mo
• Projected year-2 tax: $4,510 · $376/mo
• Expected delta: +$1,577/yr (+$131/mo · 53.8%)

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

Taxation est. · year 1

• Rental income: $14,397
• − Mortgage interest: −$18,429
• − Property taxes: −$2,933
• − Insurance: −$1,645
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$9,571
• Taxable loss: −$20,484
• Est. tax savings @ 24.0%: +$4,916
• After-tax cash flow: $-8,992/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: Maple School District
• NCES district ID: 5508640
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $53,944
• Composite: 35.73/100
• National rank: #4858
• State rank: #136 of 342 in WI

Livability — Iron River

• Score: 65/100
• State rank: #499
• US rank: #12715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,454
• Population (ZIP): 2,454

Population outlook (Bayfield County) Hauer SSP2

• Today (2025): 14,698 people
• By 2030: 14,481 · -1.5%
• By 2040: 13,709 · -6.7%
• By 2050: 12,777 · -13.1%
• By 2075: 11,550 · -21.4%
• By 2100: 9,908 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Native American 2%
• Common ancestry: Portuguese 9% Romanian 6% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Bayfield

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 27.5pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+14.1 2016: D+8.7 2012: D+24.9 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.99%
• Current HPI: 209.9555
• 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

-2.9% since first listed

18 events — show timeline

• 2026-04-21 Relisted — RANWW
• 2026-04-21 Relisted — WWRA
• 2026-04-21 Relisted — SAAR
• 2026-04-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Contingent — WWRA
• 2026-04-08 Contingent — RANWW
• 2026-04-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Contingent — SAAR
• 2026-04-06 Price Changed $339,000 RANWW
• 2026-04-06 Price Changed $339,000 WWRA
• 2026-04-06 Price Changed $339,000 SAAR
• 2026-04-06 Price Changed $339,000 LSAR
• 2026-04-06 Price Changed $339,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-17 Listed $349,000 LSAR
• 2025-11-17 Listed $349,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-17 Listed $349,000 SAAR
• 2025-11-17 Listed $349,000 WWRA
• 2025-11-17 Listed $349,000 RANWW

Property tax history

+20.0%/yr

Latest (2024): $2,933 · +33.2% YoY. Source: county tax records.