13321 Smith Dr · Utica, WI 54655

$1

5 bd · 3.0 ba · 2,000 sqft · SingleFamily · 38 Days on market

251 ac 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 +15.0/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare 250-acre legacy farm in the breathtaking Driftless Zone of Southwest Wisconsin. This one-of-a-kind property features a charming 5-bedroom, 3-bath farmhouse full of rustic character, along with a beautiful greenhouse and quality outbuildings. Large tillable fields complement the scenic hill roads that wind to spectacular ridge-top views with easy access throughout. Enjoy the stream lined with graceful weeping willows, a spring-fed pond with fish potential, and exceptional hunting for trophy whitetail deer, turkeys, and abundant wildlife. The property is currently enrolled in Wisconsin's Managed Forest Law (MFL) program, offering stewardship benefits while preserving the natural beauty o

Key facts

• 250 acre legacy farm
• Beautiful greenhouse
• Quality outbuildings

Tags

• 250 ACRE LEGACY FARM
• BREATHTAKING DRIFTLESS ZONE
• CHARMING FARMHOUSE
• BEAUTIFUL GREENHOUSE
• QUALITY OUTBUILDINGS
• INCOME PRODUCING CRP ACREAGE

Property features AI

Finance

• Other: Approximately 251 acres (multiple parcels); Farm type: dairy, livestock, crop, tree, and horse farm; Zoning: Mixed; Lot features include wooded areas, pasture, tillable land, sidewalks, and horse-allowed; Parcels included (multiple parcel numbers); Sellers' personal property excluded

Exterior

• Parking: Detached garage with space for 4+ cars and additional garage(s)
• Utilities: Well water; Private septic system
• Home design: Single-family property; Estimated 1,751–2,000 finished square feet; Finished above grade approximately 2,000 square feet
• Construction: Year built: Other - see remarks
• Exterior features: Fenced yard; Gazebo; Pond and stream on the property; Multiple outbuildings including storage building, residence, and pole building; Barns, outbuildings, machine shed and feed storage (currently non-working)

Interior

• Kitchen: Kitchen on the main level (13 x 14)
• Bedrooms: Master bedroom (12 x 16) on the main level; Bedroom 2 (8 x 14) on the upper level; Bedroom 3 (9 x 15) on the upper level; Bedroom 4 (12 x 12) on the upper level; Bedroom 5 (8 x 9) on the upper level
• Bathrooms: Three full bathrooms; At least one tub; No master bedroom bath
• Heating & cooling: Forced air heating; LP gas fuel
• Interior features: Partial basement; Living room (13 x 20) on the main level; Dining room (14 x 18) on the main level

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Crawford School District (rural): math 29% / reading 31% proficiency, ranked #285 of 342 in WI (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Crawford Elementary (math 32% / reading 32%, grade F, #662 of 1,041 statewide, top 67%, 276 students, 56% FRL); North Crawford High (math 15% / reading 15%, grade F, #414 of 483 statewide, top 87%, 124 students, 52% FRL).
• Market conditions: 9 active listings in the ZIP; 40 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Crawford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 129848.00% ✓
• Cap rate: 1230957.04%
• Cash-on-cash: 4396252.67%
• DSCR: 195609.51
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 218434.49×
• Total profit: $61,161
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 472077.18×
• Total profit: $132,181
• Equity at exit: $2

Cash invested: $0 (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 54655

• Home prices YoY: 3.8%
• Active inventory: 9

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $959

Break-even live

Break-even rent $84

Max offer price $1

Occupancy floor 21%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   statusdays on market $1 Pending 38 DOM
2. 2026-06-08
   days on market $1 Active 37 DOM
3. 2026-06-07
   days on market $1 Active 36 DOM
4. 2026-06-03
   days on market $1 Active 33 DOM
5. 2026-06-02
   days on market $1 Active 32 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-01
   days on market $1 Active 31 DOM
8. 2026-05-31
   days on market $1 Active 30 DOM
9. 2026-04-29
   listed $1 Active 621-char remark

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,582
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$798
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$0
• Taxable income: $12,291
• Est. tax owed @ 24.0%: −$2,950
• After-tax cash flow: $8,562/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: North Crawford School District
• NCES district ID: 5504980
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 31% ▲ 2.00%
• Median HH income: $40,986
• Composite: 25.34/100
• National rank: #7478
• State rank: #285 of 342 in WI

Livability — Utica

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,643

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 15,748 people
• By 2030: 15,301 · -2.8%
• By 2040: 14,309 · -9.1%
• By 2050: 13,357 · -15.2%
• By 2075: 11,727 · -25.5%
• By 2100: 9,883 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Portuguese 23% Romanian 6% Polish 3%
• Foreign-born: 2% · South Korea
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Crawford

• 2024 margin: R (+13.8) · D 42.5% · R 56.3% · Other 1.2%
• 2008→2024 swing: -40.8pp toward R · 2008: 27.0pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+7.7 2016: R+5.5 2012: D+20.0 2008: D+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.64%
• Current HPI: 234.2402
• 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