6030 Lake Ahmeek Rd · Hughes, WI 54847

$309,000

4 bd · 2.0 ba · 2,288 sqft · SingleFamily · 93 Days on market

Built 2001 1.50 ac lot $135/sqft · 44% below area Est $547k · 44% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.7/30.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 6030 Lake Ahmeek Road ? a lakefront retreat on 1.5 wooded acres with 100 feet of sandy shoreline on Iron Lake. The home sits just steps from the water, with no road between you and the beach. Inside, a spacious living room stretches along the lakefront beneath a vaulted ceiling, anchored by a wood stove and framed by oversized picture windows that put the lake on full display. The large eat-in kitchen features a center island with seating and connects seamlessly to the living space. A hallway leads to the owner's suite ? lined with windows overlooking the lake ? along with a full bathroom and a second bedroom. The home features 2x6 construction, and features an r20 wall insulation rating, reducing heating and cooling costs. Up the hill, this property reveals even more. A 4-stall detached garage sits on a cement slab with two overhead doors and an insulated section ready to be heated as a workshop. Tucked among the trees above the garage is a self-contained guest cottage offering a kitchenette, living area, full bathroom, and two bedrooms ? ideal for guests, rental income, or a private home office. The house, guest cabin and garage feature metal roofs, and mature hardwoods shade the grounds throughout. Iron Lake is a 247-acre lake in Bayfield County with a maximum depth of 20 feet and fishing for panfish, largemouth bass, northern pike, and walleye. Iron River is a gateway to thousands of miles of snowmobile and forest service trails, making this property an ideal year-round retreat for outdoor enthusiasts.

Key facts

• Lakefront retreat
• 2x6 construction
• R20 wall insulation

Tags

• LAKEFRONT RETREAT
• OVERSIZED PICTURE WINDOWS
• 2X6 CONSTRUCTION
• R20 WALL INSULATION
• 4-STALL DETACHED GARAGE
• SELF-CONTAINED GUEST COTTAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-910 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (52.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (58.0% below list).
• Recommended offer: $130k (58.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Maple School District (rural): math 44% / reading 38% proficiency, ranked #136 of 342 in WI (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 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 $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Bayfield County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $129,783 (58.0% 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 93 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.42% ✗
• Cap rate: 2.76%
• Cash-on-cash: -12.62%
• DSCR: 0.44
• GRM: 19.8

CMA / ARV

• ARV (median comp): $547,123
• List price: $309,000
• Delta: -43.52%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65895 Troutdale Rd	0.73mi	3/2.0 (-1)	2,254 (-2%)	20mo	$573,400	$254	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.27×
• Total profit: $110,234
• Equity at exit: $278,372

10-year hold

• IRR: 15.0%
• Equity multiple: 5.28×
• Total profit: $369,987
• Equity at exit: $600,319

Cash invested: $86,520 (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 54847

• Home prices YoY: 7.1%
• Active inventory: 75
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-910

Break-even live

Break-even rent $2,450

Max offer price $148,261

Occupancy floor —

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $309,000 Active 93 DOM
2. 2026-06-17
   days on market $309,000 Active 92 DOM
3. 2026-06-16
   days on market $309,000 Active 91 DOM
4. 2026-06-15
   days on market $309,000 Active 90 DOM
5. 2026-06-15
   days on market $309,000 Active 89 DOM
6. 2026-06-13
   days on market $309,000 Active 88 DOM
7. 2026-06-12
   pricedays on market $309,000 Active 87 DOM
8. 2026-06-09
   days on market $319,900 Active 84 DOM
9. 2026-06-08
   days on market $319,900 Active 83 DOM
10. 2026-06-08
    days on market $319,900 Active 82 DOM
11. 2026-06-07
    days on market $319,900 Active 81 DOM
12. 2026-06-03
    days on market $319,900 Active 78 DOM
13. 2026-06-02
    days on market $319,900 Active 77 DOM
14. 2026-06-01
    days on market $319,900 Active 76 DOM
15. 2026-05-31
    days on market $319,900 Active 75 DOM
16. 2026-03-17
    listed $319,900 Active 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to 6030 Lake Ahmeek Road ? a lakefront retreat on 1.5 wooded acres with 100 feet of sandy shoreline on Iron Lake. The home sits just steps from the water, with no road between you and the beach. Inside, a spacious living room stretches along the lakefront beneath a vaulted ceiling, anchored by a wood stove and framed by oversized picture windows that put the lake on full display. The large eat-in kitchen features a center island with seating and connects seamlessly to the living space. A hallway leads to the owner's suite ? lined with windows overlooking the lake ? along with a full bathroom and a second bedroom. The home features 2x6 construction, and features an r20 wall insulation rating, reducing heating and cooling costs. Up the hill, this property reveals even more. A 4-stall detached garage sits on a cement slab with two overhead doors and an insulated section ready to be heated as a workshop. Tucked among the trees above the garage is a self-contained guest cottage offering a kitchenette, living area, full bathroom, and two bedrooms ? ideal for guests, rental income, or a private home office. The house, guest cabin and garage feature metal roofs, and mature hardwoods shade the grounds throughout. Iron Lake is a 247-acre lake in Bayfield County with a maximum depth of 20 feet and fishing for panfish, largemouth bass, northern pike, and walleye. Iron River is a gateway to thousands of miles of snowmobile and forest service trails, making this property an ideal year-round retreat for outdoor enthusiasts.

17. 2026-03-17
    listed $319,900 Active 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to 6030 Lake Ahmeek Road ? a lakefront retreat on 1.5 wooded acres with 100 feet of sandy shoreline on Iron Lake. The home sits just steps from the water, with no road between you and the beach. Inside, a spacious living room stretches along the lakefront beneath a vaulted ceiling, anchored by a wood stove and framed by oversized picture windows that put the lake on full display. The large eat-in kitchen features a center island with seating and connects seamlessly to the living space. A hallway leads to the owner's suite ? lined with windows overlooking the lake ? along with a full bathroom and a second bedroom. The home features 2x6 construction, and features an r20 wall insulation rating, reducing heating and cooling costs. Up the hill, this property reveals even more. A 4-stall detached garage sits on a cement slab with two overhead doors and an insulated section ready to be heated as a workshop. Tucked among the trees above the garage is a self-contained guest cottage offering a kitchenette, living area, full bathroom, and two bedrooms ? ideal for guests, rental income, or a private home office. The house, guest cabin and garage feature metal roofs, and mature hardwoods shade the grounds throughout. Iron Lake is a 247-acre lake in Bayfield County with a maximum depth of 20 feet and fishing for panfish, largemouth bass, northern pike, and walleye. Iron River is a gateway to thousands of miles of snowmobile and forest service trails, making this property an ideal year-round retreat for outdoor enthusiasts.

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $3,974 · $331/mo
• Expected delta: +$1,742/yr (+$145/mo · 78.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,574
• − Mortgage interest: −$17,309
• − Property taxes: −$2,232
• − Insurance: −$1,545
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$8,989
• Taxable loss: −$16,993
• Est. tax savings @ 24.0%: +$4,078
• After-tax cash flow: $-6,841/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: Maple School District
• NCES district ID: 5508640
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $53,944
• Composite: 35.73/100
• National rank: #4858
• State rank: #136 of 342 in WI

Livability — Hughes

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

Census & demographics

• Population (ZIP): 2,454

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Native American 2%
• Common ancestry: Portuguese 9% Romanian 6% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 13.99%
• Current HPI: 209.9555
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-17 Listed $319,900 LSAR
• 2026-03-17 Listed $319,900 SAAR

Property tax history

-1.3%/yr

Latest (2024): $2,232 · +7.1% YoY. Source: county tax records.