1208 Main St St W · Ashland, WI 54806

$1,200

2 bd · 1.0 ba · 2,400 sqft · Other · 20 Days on market

Built 1910 4,356 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2 bedroom apartment. Recently remodeled unit located at walking distance from Ashland amenities and Lake Superior. This unit has a large kitchen, living room and dining room and also includes an in unit laundry room. Tenant shall be responsible for all utilities (water, electric and gas). Off street parking is available.

Key facts

• In-unit laundry room
• Pet-friendly
• Remodeled unit

Tags

• REMODELED UNIT
• LARGE KITCHEN
• IN-UNIT LAUNDRY ROOM
• PET-FRIENDLY
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; 2 stories
• Exterior features: Lot approximately 45 x 100 (0.1 acre)

Interior

• Bedrooms: Unit 1: 2 bedrooms
• Bathrooms: Unit 1: 1 bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Crawl space basement; Forced air heating using natural gas

🏷️ Possibly a rental listed for sale. The $1,200 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $1k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1k).
• Recommended offer: $1k (1.5% below list) — sets the bar for market timing.
• Cap rate 842.2% vs local median 3.5% in Ashland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#37 in WI, #750 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, commute A; Watch: schools C-, employment F.
• Ashland School District (town): math 16% / reading 30% proficiency, ranked #325 of 342 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 85 active listings in the ZIP; 30 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8 of loan paydown is wiped out by about $36 of value loss. Plan a longer hold.
• Ashland County population projected at -22% 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 $336 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,182 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 89.05% ✓
• Cap rate: 842.16%
• Cash-on-cash: 2985.25%
• DSCR: 133.83
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 158.91×
• Total profit: $53,059
• Equity at exit: $179

10-year hold

• IRR: —
• Equity multiple: 342.72×
• Total profit: $114,819
• Equity at exit: $104

Cash invested: $336 (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 54806

• Active inventory: 85
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$2 /mo · $18/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $836

Break-even live

Break-even rent $10

Max offer price $1,200

Occupancy floor 17%

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: $300
• Closing costs: $36
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-01
   days on market $1,200 Active 20 DOM
2. 2026-05-31
   days on market $1,200 Active 19 DOM
3. 2026-05-12
   listed $1,200 Active
4. 2025-10-10
   soldstatus $1,100 Closed 331-char remark

   Show marketing remark (331 chars)

   Spacious 2 bedroom apartment. Recently remodeled unit located at walking distance from Ashland amenities and Lake Superior. This unit has a large kitchen, living room and dining room and also includes an in unit laundry room. Tenant shall be responsible for all utilities (water, electric and gas). Off street parking is available.

5. 2025-10-09
   listed $1,100 Active 331-char remark

   Show marketing remark (331 chars)

   Spacious 2 bedroom apartment. Recently remodeled unit located at walking distance from Ashland amenities and Lake Superior. This unit has a large kitchen, living room and dining room and also includes an in unit laundry room. Tenant shall be responsible for all utilities (water, electric and gas). Off street parking is available.

6. 2025-09-25
   soldstatus $1,100 Closed 331-char remark

   Show marketing remark (331 chars)

   Spacious 2 bedroom apartment. Recently remodeled unit located at walking distance from Ashland amenities and Lake Superior. This unit has a large kitchen, living room and dining room and also includes an in unit laundry room. Tenant shall be responsible for all utilities (water, electric and gas). Off street parking is available.

7. 2025-09-09
   listed $1,100 Active 331-char remark

   Show marketing remark (331 chars)

   Spacious 2 bedroom apartment. Recently remodeled unit located at walking distance from Ashland amenities and Lake Superior. This unit has a large kitchen, living room and dining room and also includes an in unit laundry room. Tenant shall be responsible for all utilities (water, electric and gas). Off street parking is available.

8. 2025-03-03
   soldstatus $1,100 Closed
9. 2024-07-30
   soldstatus $1,100 Closed
10. 2024-03-25
    soldstatus $157,800
11. 2024-03-22
    soldstatus $157,750
12. 2023-09-27
    listed $185,000
13. 2017-06-30
    soldstatus $39,000
14. 2017-04-03
    listed $39,900
15. 2004-01-16
    soldstatus $59,900

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,823
• − Mortgage interest: −$67
• − Property taxes: −$18
• − Insurance: −$6
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$35
• Taxable income: $10,645
• Est. tax owed @ 24.0%: −$2,555
• After-tax cash flow: $7,476/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: Ashland School District
• NCES district ID: 5500510
• Math proficiency: 16% ▼ -16.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $40,114
• Composite: 19.4/100
• National rank: #8782
• State rank: #325 of 342 in WI

Livability — Ashland

• Score: 84/100
• State rank: #37
• US rank: #750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, WI
• Population (ZIP): 11,708

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 15,204 people
• By 2030: 14,639 · -3.7%
• By 2040: 13,198 · -13.2%
• By 2050: 11,841 · -22.1%
• By 2075: 9,755 · -35.8%
• By 2100: 8,675 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Ashland

• 2024 margin: Toss-up / Even · D 51.6% · R 46.9% · Other 1.5%
• 2008→2024 swing: -32.4pp toward R · 2008: 37.1pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.0 2016: D+8.9 2012: D+30.8 2008: D+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.11%
• Current HPI: 168.3012
• 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

-98.0% since first listed

13 events — show timeline

• 2026-05-12 Listed $1,200 LSAR
• 2025-10-10 Sold (MLS) $1,100 LSAR
• 2025-10-09 Listed $1,100 LSAR
• 2025-09-25 Sold (MLS) $1,100 LSAR
• 2025-09-09 Listed $1,100 LSAR
• 2025-03-03 Sold (MLS) $1,100 LSAR
• 2024-07-30 Sold (MLS) $1,100 LSAR
• 2024-03-25 Sold (Public Records) $157,800 Public Records
• 2024-03-22 Sold (MLS) $157,750 LSAR
• 2023-09-27 Listed $185,000 LSAR
• 2017-06-30 Sold (MLS) $39,000 LSAR
• 2017-04-03 Listed $39,900 LSAR
• 2004-01-16 Sold (Public Records) $59,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,471 · +4.7% YoY. Source: county tax records.