714 Wisconsin Ave · Amery, WI 54001

$150,000

3 bd · 1.0 ba · 1,100 sqft · Other · 1 Days on market

Built 1930 6,969 sqft lot

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter or rental. Newer siding but interior needs some work.

Key facts

• 6,969 sq ft lot
• Built 1930

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Main level finished area about 600; Above-grade finished area about 1,100; Total building area about 1,500; Facing/entry information not provided
• Construction: Shallow foundation (block); Built features include one and one-half stories
• Exterior features: Vinyl exterior

Interior

• Kitchen: Kitchen approximately 17.5 x 11
• Bedrooms: 3 bedrooms (one on main level; two on upper level); Bedroom sizes approximately 13 x 12, 11 x 10, and 14 x 10.5
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: Unfinished basement; Block foundation; One and one-half story

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.5% vs local median 2.9% in Amery — 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 80/100 on livability (#66 in WI, #1,752 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, commute F.
• Amery School District (rural): math 41% / reading 44% proficiency, ranked #126 of 342 in WI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 238 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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.
• Current owner paid $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,421
• Equity at exit: $22,365

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $26,215
• Equity at exit: $12,969

Cash invested: $42,000 (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 54001

• Active inventory: 58
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $343

Break-even live

Break-even rent $1,361

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $428	-5% $385	+0% $343	+5% $300	+10% $258
Rent	-10% $201	-5% $272	+0% $343	+5% $414	+10% $485
Rate	-1.0pp $418	-0.5pp $381	base $343	+0.5pp $304	+1.0pp $264

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Keller Ave N Amery, WI	3.0	1.0	1270	$1,795	$1.41	2d	1	0.46mi

Listing history 8 events

1. 2026-05-28
   status Pending
2. 2026-05-28
   status Pending
3. 2026-05-28
   listed $150,000 Active
4. 2026-05-28
   listed $150,000 Active
5. 2021-04-09
   soldstatus $95,000
6. 2013-04-24
   soldstatus $25,799 67-char remark

   Show marketing remark (67 chars)

   Great starter or rental. Newer siding but interior needs some work.

7. 2013-03-23
   historical 67-char remark

   Show marketing remark (67 chars)

   Great starter or rental. Newer siding but interior needs some work.

8. 2013-01-14
   listed $24,000 67-char remark

   Show marketing remark (67 chars)

   Great starter or rental. Newer siding but interior needs some work.

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,411 · $201/mo
• Expected delta: +$364/yr (+$30/mo · 17.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 14 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: $21,540
• − Mortgage interest: −$8,402
• − Property taxes: −$2,047
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$4,364
• Taxable income: $1,864
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $3,667/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: Amery School District
• NCES district ID: 5500300
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $52,000
• Composite: 36.75/100
• National rank: #4584
• State rank: #126 of 342 in WI

Livability — Amery

• Score: 80/100
• State rank: #66
• US rank: #1752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amery, WI
• Population (ZIP): 7,947

Population outlook (Polk County) Hauer SSP2

• Today (2025): 41,581 people
• By 2030: 40,019 · -3.8%
• By 2040: 36,152 · -13.1%
• By 2050: 31,823 · -23.5%
• By 2075: 24,193 · -41.8%
• By 2100: 18,586 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 16% Romanian 6% Scottish 4%
• Foreign-born: 2% · Canada

Political lean MEDSL · Polk

• 2024 margin: Solid R (+30.9) · D 33.9% · R 64.8% · Other 1.2%
• 2008→2024 swing: -29.1pp toward R · 2008: -1.8pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.5 2016: R+27.8 2012: R+9.0 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.50%
• Current HPI: 233.4767
• 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

+525.0% since first listed

8 events — show timeline

• 2026-05-28 Pending — WWRA
• 2026-05-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Listed $150,000 WWRA
• 2021-04-09 Sold (Public Records) $95,000 Public Records
• 2013-04-24 Sold (MLS) $25,799 NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-01-14 Listed $24,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2025): $2,047 · +4.7% YoY. Source: county tax records.