22195 Hwy 63 · Grand View, WI 54839

$155,900

3 bd · 1.5 ba · 3,404 sqft · SingleFamily · 154 Days on market

Built 1998 0.40 ac lot ↓ 8% 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 +13.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Set in the heart of Grand View, here's a chance to make this property your own! The upper level is outfitted with a three bedroom apartment that offers a living/dining area, kitchen, spacious full bath, and laundry. The main level was run as the Grand View General Store. Live upstairs and rent out the commercial option below, or convert the space to how you dream it to be. Located in an incredibly beautiful area close to all of the amenities that Cable, Hayward, and Lake Namekagon offer. Bring your vision and make this special property your own!

Key facts

• Living dining area
• Spacious full bath
• 0.4 acre lot

Tags

• THREE BEDROOM APARTMENT
• LIVING DINING AREA
• SPACIOUS FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $9 ($107/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 $138k (11.8% below list).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#715 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: crime C-, schools D+, health & safety D.
• Drummond Area School District (rural): math 45% / reading 45% proficiency, ranked #186 of 426 in WI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 106 units permitted in Bayfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.0% local appreciation)).
• Bayfield County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.84×
• Total profit: $36,671
• Equity at exit: $88,508

10-year hold

• IRR: 14.0%
• Equity multiple: 3.53×
• Total profit: $110,368
• Equity at exit: $152,886

Cash invested: $43,652 (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 54839

• Home prices YoY: 4.3%
• Active inventory: 6
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,338/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $9

Break-even live

Break-even rent $1,364

Max offer price $155,900

Occupancy floor 94%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $155,900 Active 154 DOM
2. 2026-06-17
   days on market $155,900 Active 153 DOM
3. 2026-06-16
   days on market $155,900 Active 152 DOM
4. 2026-06-15
   days on market $155,900 Active 151 DOM
5. 2026-06-15
   days on market $155,900 Active 150 DOM
6. 2026-06-13
   days on market $155,900 Active 149 DOM
7. 2026-06-12
   days on market $155,900 Active 148 DOM
8. 2026-06-09
   days on market $155,900 Active 145 DOM
9. 2026-06-08
   days on market $155,900 Active 144 DOM
10. 2026-06-08
    days on market $155,900 Active 143 DOM
11. 2026-06-05
    days on market $155,900 Active 141 DOM
12. 2026-06-03
    days on market $155,900 Active 139 DOM
13. 2026-06-02
    days on market $155,900 Active 138 DOM
14. 2026-06-01
    days on market $155,900 Active 137 DOM
15. 2026-05-31
    days on market $155,900 Active 136 DOM
16. 2026-05-20
    price $155,900 551-char remark

    Show marketing remark (551 chars)

    Set in the heart of Grand View, here's a chance to make this property your own! The upper level is outfitted with a three bedroom apartment that offers a living/dining area, kitchen, spacious full bath, and laundry. The main level was run as the Grand View General Store. Live upstairs and rent out the commercial option below, or convert the space to how you dream it to be. Located in an incredibly beautiful area close to all of the amenities that Cable, Hayward, and Lake Namekagon offer. Bring your vision and make this special property your own!

17. 2026-04-09
    price $157,900 551-char remark

    Show marketing remark (551 chars)

    Set in the heart of Grand View, here's a chance to make this property your own! The upper level is outfitted with a three bedroom apartment that offers a living/dining area, kitchen, spacious full bath, and laundry. The main level was run as the Grand View General Store. Live upstairs and rent out the commercial option below, or convert the space to how you dream it to be. Located in an incredibly beautiful area close to all of the amenities that Cable, Hayward, and Lake Namekagon offer. Bring your vision and make this special property your own!

18. 2026-03-09
    price $159,900 551-char remark

    Show marketing remark (551 chars)

    Set in the heart of Grand View, here's a chance to make this property your own! The upper level is outfitted with a three bedroom apartment that offers a living/dining area, kitchen, spacious full bath, and laundry. The main level was run as the Grand View General Store. Live upstairs and rent out the commercial option below, or convert the space to how you dream it to be. Located in an incredibly beautiful area close to all of the amenities that Cable, Hayward, and Lake Namekagon offer. Bring your vision and make this special property your own!

19. 2026-01-14
    listed $169,900 Active 551-char remark

    Show marketing remark (551 chars)

    Set in the heart of Grand View, here's a chance to make this property your own! The upper level is outfitted with a three bedroom apartment that offers a living/dining area, kitchen, spacious full bath, and laundry. The main level was run as the Grand View General Store. Live upstairs and rent out the commercial option below, or convert the space to how you dream it to be. Located in an incredibly beautiful area close to all of the amenities that Cable, Hayward, and Lake Namekagon offer. Bring your vision and make this special property your own!

ⓘ 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: $16,500
• − Mortgage interest: −$8,733
• − Property taxes: −$2,338
• − Insurance: −$780
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,535
• Taxable loss: −$2,526
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $713/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: Drummond Area School District
• NCES district ID: 5503810
• Math proficiency: 45% ▲ 15.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $46,238
• Composite: 40.5/100
• National rank: #7698
• State rank: #186 of 426 in WI

Livability — Grand View

• Score: 60/100
• State rank: #715
• US rank: #19484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand View, WI
• Population (ZIP): 362

Population outlook (Bayfield County) Hauer SSP2

• Today (2025): 14,698 people
• By 2030: 14,481 · -1.5%
• By 2040: 13,709 · -6.7%
• By 2050: 12,777 · -13.1%
• By 2075: 11,550 · -21.4%
• By 2100: 9,908 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Native American 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 19% Italian 11% Scottish 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Bayfield

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 27.5pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+14.1 2016: D+8.7 2012: D+24.9 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.02%
• Current HPI: 121.5295
• 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

-8.2% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $155,900 SAAR
• 2026-04-09 Price Changed $157,900 SAAR
• 2026-03-09 Price Changed $159,900 SAAR
• 2026-01-14 Listed $169,900 SAAR