126 W Railroad Ave · Bruce, WI 54819

$129,000

21 bd · 4.5 ba · 4,000 sqft · SingleFamily · 325 Days on market

Built 1902 Fair condition 0.35 ac lot ↓ 17% since listing

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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 +18.7/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Step into a piece of Wisconsin history with the iconic MacArthur Hotel, located in the heart of Bruce, Wisconsin. This beautifully preserved early 20th-century building offers endless potential for investors, entrepreneurs, or preservationists seeking a standout property with timeless character and small-town charm. The building features a classic brick faade, original architectural details, and a commanding presence on W Railroad Avenue?just steps from Bruce?s main thoroughfare. With multiple stories, large front-facing windows, and flexible interior space, this property is perfect for redevelopment as a boutique hotel, restaurant, retail space, event venue, apartments, or a combination thereof. Features 21 total rooms with full bathrooms on each of the two main hospitality floors. The living quarters features 4 bedrooms, living room, and kitchen with 2.5 bath.

Key facts

• Multiple stories
• Classic brick facade
• 0.35 acre lot

Tags

• CLASSIC BRICK FACADE
• ORIGINAL ARCHITECTURAL DETAILS
• FLEXIBLE INTERIOR SPACE
• MULTIPLE STORIES
• LARGE FRONT-FACING WINDOWS

What this means for you Summary

Snapshot

• This is a 21-bed/4.5-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (0.1% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#700 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, schools D-.
• Bruce School District (rural): math 40% / reading 30% proficiency, ranked #240 of 342 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 90 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($892 loan paydown + $9k appreciation (7.3% local appreciation)).
• Rusk County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1902 — 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 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?
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 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.53×
• Total profit: $55,368
• Equity at exit: $91,790

10-year hold

• IRR: 20.2%
• Equity multiple: 5.28×
• Total profit: $154,765
• Equity at exit: $176,576

Cash invested: $36,120 (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 54819

• Home prices YoY: 3.0%
• Active inventory: 18
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $126

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 85%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 325 DOM
2. 2026-06-17
   days on market $129,000 Active 324 DOM
3. 2026-06-16
   days on market $129,000 Active 323 DOM
4. 2026-06-15
   days on market $129,000 Active 322 DOM
5. 2026-06-15
   days on market $129,000 Active 321 DOM
6. 2026-06-13
   days on market $129,000 Active 320 DOM
7. 2026-06-12
   days on market $129,000 Active 319 DOM
8. 2026-06-09
   days on market $129,000 Active 316 DOM
9. 2026-06-08
   days on market $129,000 Active 315 DOM
10. 2026-06-08
    days on market $129,000 Active 314 DOM
11. 2026-06-05
    days on market $129,000 Active 312 DOM
12. 2026-06-04
    price $129,000 Active 310 DOM
13. 2026-06-03
    days on market $149,000 Active 310 DOM
14. 2026-06-02
    days on market $149,000 Active 309 DOM
15. 2026-06-01
    days on market $149,000 Active 308 DOM
16. 2026-05-31
    days on market $149,000 Active 307 DOM
17. 2026-05-13
    price $149,000 874-char remark

    Show marketing remark (874 chars)

    Step into a piece of Wisconsin history with the iconic MacArthur Hotel, located in the heart of Bruce, Wisconsin. This beautifully preserved early 20th-century building offers endless potential for investors, entrepreneurs, or preservationists seeking a standout property with timeless character and small-town charm. The building features a classic brick faade, original architectural details, and a commanding presence on W Railroad Avenue?just steps from Bruce?s main thoroughfare. With multiple stories, large front-facing windows, and flexible interior space, this property is perfect for redevelopment as a boutique hotel, restaurant, retail space, event venue, apartments, or a combination thereof. Features 21 total rooms with full bathrooms on each of the two main hospitality floors. The living quarters features 4 bedrooms, living room, and kitchen with 2.5 bath.

18. 2025-09-12
    price $159,000 874-char remark

    Show marketing remark (874 chars)

    Step into a piece of Wisconsin history with the iconic MacArthur Hotel, located in the heart of Bruce, Wisconsin. This beautifully preserved early 20th-century building offers endless potential for investors, entrepreneurs, or preservationists seeking a standout property with timeless character and small-town charm. The building features a classic brick faade, original architectural details, and a commanding presence on W Railroad Avenue?just steps from Bruce?s main thoroughfare. With multiple stories, large front-facing windows, and flexible interior space, this property is perfect for redevelopment as a boutique hotel, restaurant, retail space, event venue, apartments, or a combination thereof. Features 21 total rooms with full bathrooms on each of the two main hospitality floors. The living quarters features 4 bedrooms, living room, and kitchen with 2.5 bath.

19. 2025-07-28
    listed $179,000 Active 874-char remark

    Show marketing remark (874 chars)

    Step into a piece of Wisconsin history with the iconic MacArthur Hotel, located in the heart of Bruce, Wisconsin. This beautifully preserved early 20th-century building offers endless potential for investors, entrepreneurs, or preservationists seeking a standout property with timeless character and small-town charm. The building features a classic brick faade, original architectural details, and a commanding presence on W Railroad Avenue?just steps from Bruce?s main thoroughfare. With multiple stories, large front-facing windows, and flexible interior space, this property is perfect for redevelopment as a boutique hotel, restaurant, retail space, event venue, apartments, or a combination thereof. Features 21 total rooms with full bathrooms on each of the two main hospitality floors. The living quarters features 4 bedrooms, living room, and kitchen with 2.5 bath.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,461
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,753
• Taxable loss: −$571
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,654/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 · 6 photos

Fair 45/100 Extensive rehab

This historic MacArthur Hotel building requires extensive repairs and maintenance to restore its value and appeal. Significant work is needed on the exterior siding, interior organization, and flooring to make it move-in ready.

Repairs flagged

• Major Exterior siding — Severe peeling paint
• Major Interior walls — Cluttered and disorganized
• Major Flooring — Worn carpet

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Deep clean and organize interior — Improves living space and appeal
• Both Replace worn carpet — Enhances comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe peeling paint	Major	$15,000–50,000
Interior walls · Cluttered and disorganized	Major	$15,000–50,000
Flooring · Worn carpet	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Deep clean and organize interior — Improves living space and appeal ↑
• Both Replace worn carpet — Enhances comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bruce School District
• NCES district ID: 5501830
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $40,032
• Composite: 29.45/100
• National rank: #6516
• State rank: #240 of 342 in WI

Livability — Bruce

• Score: 60/100
• State rank: #700
• US rank: #18959

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: Bruce, WI
• Population (ZIP): 2,584

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 12,916 people
• By 2030: 12,181 · -5.7%
• By 2040: 10,611 · -17.8%
• By 2050: 9,174 · -29.0%
• By 2075: 7,137 · -44.7%
• By 2100: 5,766 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 9% Romanian 9% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+38.0) · D 30.5% · R 68.5% · Other 1.0%
• 2008→2024 swing: -46.3pp toward R · 2008: 8.3pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.7 2016: R+34.0 2012: R+3.9 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.28%
• Current HPI: 249.1559
• 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

-16.8% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $149,000 RANWW
• 2025-09-12 Price Changed $159,000 RANWW
• 2025-07-28 Listed $179,000 RANWW