320 E Park St · Neshkoro, WI 54960

$75,000

4 bd · 1.0 ba · 1,816 sqft · SingleFamily · 14 Days on market

Built 1900 9,147 sqft lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Neshkoro, sturdy turn of the century 2 story home has updates made 14 years ago: furnace & weatherization provided by CAP Services helps with heating bills. Large "eat in" size kitchen, main level bedroom features french doors. Full bath on main level, second level bonus room has potential to be additional living space. Home needs updates but has potential to be a warm comfortable home with your handyman and decorating efforts- detached 1 car garage plus 15x26 barn for storage- appliances included. Seller to review all offers May 12, 2026.

Key facts

• Main level bedroom
• Eat in size kitchen
• 9,147 sq ft lot

Tags

• EAT IN SIZE KITCHEN
• MAIN LEVEL BEDROOM
• FULL BATH ON MAIN LEVEL
• SECOND LEVEL BONUS ROOM
• DETACHED 1 CAR GARAGE
• 15X26 BARN FOR STORAGE

Property features AI

Exterior

• Parking: Detached 1-car garage (1 garage parking space)
• Utilities: Well water; Municipal sewer
• Home design: Single-family, 2-story home; Construction completed; Property zoned residential
• Construction: Assessor/public record used for year-built information
• Exterior features: Vinyl exterior; Sidewalks on lot; Storage shed (outbuilding)

Interior

• Kitchen: Dishwasher; Range/oven; Refrigerator
• Bedrooms: Master bedroom on main level, approx. 13 x 13; Bedroom 2 on upper level, approx. 14 x 15; Bedroom 3 on upper level, approx. 10 x 13; Bedroom 4 on upper level, approx. 8 x 13
• Bathrooms: At least one tub; 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Cable/satellite available; High-speed internet
• Laundry & utility: Washer; Dryer (very old, from 1960, in working condition noted)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 57/100 on livability (#744 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime C-, schools F, amenities F.
• Westfield School District (rural): math 39% / reading 37% proficiency, ranked #195 of 342 in WI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 95 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marquette County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $75k implies a 782% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.69% ✓
• Cap rate: 13.00%
• Cash-on-cash: 23.96%
• DSCR: 2.07
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $217,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 E Park St	0.00mi	4/1.0	1,816 (0%)	0mo	$95,000	$52	100
331 S West St	0.44mi	3/2.0 (-1)	1,700 (-6%)	11mo	$204,000	$120	51

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: 17.2%
• Equity multiple: 1.70×
• Total profit: $14,607
• Equity at exit: $11,183

10-year hold

• IRR: 25.8%
• Equity multiple: 3.25×
• Total profit: $47,341
• Equity at exit: $6,485

Cash invested: $21,000 (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 54960

• Home prices YoY: -7.6%
• Active inventory: 17
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $419

Break-even live

Break-even rent $738

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-04-24
   listed $75,000 Active
3. 2014-01-30
   soldstatus $8,500

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,226
• − Mortgage interest: −$4,201
• − Property taxes: −$1,903
• − Insurance: −$375
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$2,182
• Taxable income: $4,129
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,040/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: Westfield School District
• NCES district ID: 5516440
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $46,419
• Composite: 32.51/100
• National rank: #5702
• State rank: #195 of 342 in WI

Livability — Neshkoro

• Score: 57/100
• State rank: #744
• US rank: #21558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Neshkoro, WI
• Population (ZIP): 2,898

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 14,049 people
• By 2030: 13,362 · -4.9%
• By 2040: 11,850 · -15.7%
• By 2050: 10,519 · -25.1%
• By 2075: 8,457 · -39.8%
• By 2100: 7,077 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 15% Portuguese 5% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Marquette

• 2024 margin: Strong R (+29.6) · D 34.6% · R 64.2% · Other 1.2%
• 2008→2024 swing: -34.9pp toward R · 2008: 5.3pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+27.4 2016: R+24.4 2012: D+4.5 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.25%
• Current HPI: 233.2054
• 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

+782.4% since first listed

3 events — show timeline

• 2026-05-13 Pending — RANW
• 2026-04-24 Listed $75,000 RANW
• 2014-01-30 Sold (Public Records) $8,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,903 · +66.0% YoY. Source: county tax records.