613 Lake St · White Lake, WI 54491

$99,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily · 11 Days on market

8,407 sqft lot Est $89k · 12% over

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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).

• Cash flow +20.8/30.0
• Appreciation +8.8/10.0
• DSCR +6.6/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +2.0/10.0

Listing remarks

Escape to this 2-bedroom, 1-bathroom home nestled in the peaceful rural village of White Lake. Detached 2 car garage. Perfectly situated for outdoor enthusiasts, this property offers the ultimate blend of small-town tranquility and immediate access to miles of recreational trails. Whether you enjoy hiking, biking, snowmobiling, or UTV riding, your next adventure starts right at your doorstep. Only a couple blocks from popular White Lake public beach and the White Lake High School. Priced to sell for either your permanent residence or a weekend getaway! COME SEE!!

Key facts

• Recreational trails
• Public beach
• 8,407 sq ft lot

Tags

• RECREATIONAL TRAILS
• PUBLIC BEACH
• WHITE LAKE HIGH SCHOOL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with metal siding; Metal roof
• Exterior features: Deck; Paved road access; Residential zoning

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Washer and dryer included; Range; Refrigerator; No fireplace
• Laundry & utility: Laundry on the main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 63/100 on livability (#604 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• White Lake School District (rural): math 10% / reading 30% proficiency, ranked #414 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: White Lake Elementary (math 34% / reading 15%, grade F, #782 of 1,041 statewide, top 75%, 98 students, 0% FRL); White Lake High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 43 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 186 units permitted in Langlade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($684 loan paydown + $8k appreciation (7.7% local appreciation)).
• Langlade County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
647 Lake St	0.07mi	2/2.0	1,077 (-6%)	3mo	$82,500	$77	80

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

Projected returns pro-forma

7.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.71×
• Total profit: $47,425
• Equity at exit: $73,059

10-year hold

• IRR: 21.8%
• Equity multiple: 5.73×
• Total profit: $131,132
• Equity at exit: $143,014

Cash invested: $27,720 (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 54491

• Home prices YoY: 3.3%
• Active inventory: 15
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $136

Break-even live

Break-even rent $840

Max offer price $99,000

Occupancy floor 82%

Sensitivity live

Price	-10% $192	-5% $164	+0% $136	+5% $108	+10% $80
Rent	-10% $56	-5% $96	+0% $136	+5% $176	+10% $216
Rate	-1.0pp $186	-0.5pp $161	base $136	+0.5pp $110	+1.0pp $84

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $99,000 Active 11 DOM
2. 2026-06-18
   days on market $99,000 Active 9 DOM
3. 2026-06-17
   days on market $99,000 Active 8 DOM
4. 2026-06-16
   days on market $99,000 Active 7 DOM
5. 2026-06-15
   days on market $99,000 Active 6 DOM
6. 2026-06-15
   days on market $99,000 Active 5 DOM
7. 2026-06-13
   days on market $99,000 Active 4 DOM
8. 2026-06-12
   remarks 569-char remark
9. 2026-06-12
   listed $99,000 Active 3 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: $1,236 · $103/mo
• Projected year-2 tax: $1,534 · $128/mo
• Expected delta: +$298/yr (+$25/mo · 24.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $12,143
• − Mortgage interest: −$5,546
• − Property taxes: −$1,236
• − Insurance: −$495
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,880
• Taxable income: $44
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,622/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: White Lake School District
• NCES district ID: 5516590
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,921
• Composite: 20.16/100
• National rank: #13841
• State rank: #414 of 426 in WI

Livability — White Lake

• Score: 63/100
• State rank: #604
• US rank: #15609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Lake, WI
• Population (ZIP): 1,683

Population outlook (Langlade County) Hauer SSP2

• Today (2025): 17,352 people
• By 2030: 16,260 · -6.3%
• By 2040: 13,783 · -20.6%
• By 2050: 11,378 · -34.4%
• By 2075: 7,874 · -54.6%
• By 2100: 5,971 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Native American 3% Hispanic / Latino 1%
• Common ancestry: Romanian 11% Lithuanian 3% Portuguese 2%
• Foreign-born: 0%

Political lean MEDSL · Langlade

• 2024 margin: Solid R (+34.6) · D 32.1% · R 66.8% · Other 1.1%
• 2008→2024 swing: -35.6pp toward R · 2008: 1.0pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+32.5 2016: R+31.5 2012: R+11.8 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.68%
• Current HPI: 243.5485
• 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

+147.5% since first listed

2 events — show timeline

• 2026-06-06 Listed $99,000 GNMLS
• 2005-03-07 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,236 · +6.6% YoY. Source: county tax records.