231 Wood St · Redgranite, WI 54970

$110,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 76 Days on market

Built 1975 0.65 ac lot $153/sqft · at area comps Est $114k · at est. ↓ 7% 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).

• Cash flow +12.8/30.0
• ARV discount +9.1/15.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Appreciation +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

This home provides a country-feel in the Village of Redgranite with more than half an acre of land. Come see the beautiful pine trees. This property has much to offer, including a mud room, attached garage, shed, pole building, and an apartment/in-law suite. The newer flooring would be enhanced by applying a fresh coat of paint to the walls. Full appliance package included.

Key facts

• Attached garage
• Pole building
• Mud room

Tags

• MUD ROOM
• ATTACHED GARAGE
• POLE BUILDING
• APARTMENT/IN-LAW SUITE
• FULL APPLIANCE PACKAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-10 ($-117/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (26.3% below list).
• Recommended offer: $81k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#441 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, health & safety D-.
• Wautoma Area School District (rural): math 31% / reading 32% proficiency, ranked #265 of 342 in WI (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Redgranite Elementary (math 44% / reading 34%, grade F, #490 of 1,041 statewide, top 53%, 119 students, 66% FRL); Parkside School (math 30% / reading 34%, grade F, #232 of 383 statewide, top 64%, 471 students, 57% FRL); Wautoma High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 375 students, 54% FRL).
• Market conditions: 18 active listings in the ZIP; 127 units permitted in Waushara County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Waushara County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,052 (26.3% 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 76 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (median comp): $114,042
• List price: $110,000
• Delta: -3.54%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Wood St	0.10mi	2/1.0 (+1)	731 (+2%)	22mo	$39,500	$54	69
228 Pine River St	0.65mi	1/1.0	724 (+1%)	3mo	$125,000	$173	66
428 Laing St	0.21mi	2/1.0 (+1)	784 (+9%)	15mo	$88,700	$113	58

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-18,503
• Equity at exit: $16,401

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-17,140
• Equity at exit: $9,511

Cash invested: $30,800 (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 54970

• Home prices YoY: -1.4%
• Active inventory: 18
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $-10

Break-even live

Break-even rent $823

Max offer price $108,272

Occupancy floor 96%

Sensitivity live

Price	-10% $52	-5% $21	+0% $-10	+5% $-41	+10% $-72
Rent	-10% $-74	-5% $-42	+0% $-10	+5% $22	+10% $54
Rate	-1.0pp $46	-0.5pp $18	base $-10	+0.5pp $-38	+1.0pp $-67

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $110,000 Active 76 DOM
2. 2026-06-21
   days on market $110,000 Active 75 DOM
3. 2026-06-18
   days on market $110,000 Active 73 DOM
4. 2026-06-17
   days on market $110,000 Active 72 DOM
5. 2026-06-16
   days on market $110,000 Active 71 DOM
6. 2026-06-15
   days on market $110,000 Active 70 DOM
7. 2026-06-15
   days on market $110,000 Active 69 DOM
8. 2026-06-13
   days on market $110,000 Active 68 DOM
9. 2026-06-12
   remarks 477-char remark
10. 2026-06-12
    pricedays on market $110,000 Active 67 DOM
11. 2026-06-09
    days on market $116,000 Active 64 DOM
12. 2026-06-08
    days on market $116,000 Active 63 DOM
13. 2026-06-08
    days on market $116,000 Active 62 DOM
14. 2026-06-05
    days on market $116,000 Active 60 DOM
15. 2026-06-04
    days on market $116,000 Active 59 DOM
16. 2026-06-03
    days on market $116,000 Active 58 DOM
17. 2026-06-02
    days on market $116,000 Active 57 DOM
18. 2026-06-01
    days on market $116,000 Active 56 DOM
19. 2026-05-31
    days on market $116,000 Active 55 DOM
20. 2026-05-14
    price $116,000 376-char remark

    Show marketing remark (376 chars)

    This home provides a country-feel in the Village of Redgranite with more than half an acre of land. Come see the beautiful pine trees. This property has much to offer, including a mud room, attached garage, shed, pole building, and an apartment/in-law suite. The newer flooring would be enhanced by applying a fresh coat of paint to the walls. Full appliance package included.

21. 2026-04-01
    listed $125,000 Active 376-char remark

    Show marketing remark (376 chars)

    This home provides a country-feel in the Village of Redgranite with more than half an acre of land. Come see the beautiful pine trees. This property has much to offer, including a mud room, attached garage, shed, pole building, and an apartment/in-law suite. The newer flooring would be enhanced by applying a fresh coat of paint to the walls. Full appliance package included.

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $1,182 · $98/mo
• Expected delta: +$853/yr (+$71/mo · 259.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,726
• − Mortgage interest: −$6,162
• − Property taxes: −$329
• − Insurance: −$550
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$3,200
• Taxable loss: −$2,071
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $380/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: Wautoma Area School District
• NCES district ID: 5515960
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $43,083
• Composite: 26.79/100
• National rank: #7125
• State rank: #265 of 342 in WI

Livability — Redgranite

• Score: 67/100
• State rank: #441
• US rank: #11150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redgranite, WI
• Population (ZIP): 3,916

Population outlook (Waushara County) Hauer SSP2

• Today (2025): 22,669 people
• By 2030: 21,697 · -4.3%
• By 2040: 19,329 · -14.7%
• By 2050: 17,051 · -24.8%
• By 2075: 13,928 · -38.6%
• By 2100: 11,483 · -49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 6% Hispanic / Latino 5% Native American 1%
• Common ancestry: Romanian 9% Portuguese 5% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Waushara

• 2024 margin: Solid R (+35.2) · D 31.8% · R 67.0% · Other 1.1%
• 2008→2024 swing: -36.0pp toward R · 2008: 0.8pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+34.1 2016: R+32.3 2012: R+10.2 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.34%
• Current HPI: 231.7804
• 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

-7.2% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $116,000 RANW
• 2026-04-01 Listed $125,000 RANW

Property tax history

-4.1%/yr

Latest (2024): $329 · +10.7% YoY. Source: county tax records.