740 Mccomb Ave · Rib Lake, WI 54470

$108,900

2 bd · 0.5 ba · 3,944 sqft · SingleFamily · 201 Days on market

Built 1900 Fair condition 6,969 sqft lot $28/sqft · 46% below area Est $202k · 46% under ↓ 8% since listing

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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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Commercial opportunity in downtown Rib Lake! Main level with 2,720 square feet of retail space, 10 foot ceilings, an office and half bath. New flooring, windows, doors and updated electrical. Upper level living quarters features 2 bedrooms, large living room, walk-in pantry, hardwood flooring and private exterior entrance. Renovations have started and are ready to be finished! The fridge, dishwasher, 3 new toilets, 2 new steel doors, stove, microwave hood, all white shelving, washing machine, 1 new bathroom sink with vanity and 1 new attic stairway are included in the sale price.

Key facts

• Updated electrical
• New toilets
• New steel doors

Tags

• 10 FOOT CEILINGS
• NEW FLOORING
• UPDATED ELECTRICAL
• PRIVATE EXTERIOR ENTRANCE
• NEW TOILETS
• NEW STEEL DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $107k (1.5% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#491 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime C-, health & safety D, amenities F.
• Rib Lake School District (rural): math 50% / reading 47% proficiency, ranked #71 of 342 in WI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rib Lake Elementary (math 67% / reading 47%, grade C+, #127 of 1,041 statewide, top 14%, 223 students, 48% FRL); Rib Lake Middle (math 47% / reading 57%, grade C+, #47 of 383 statewide, top 13%, 88 students, 48% FRL); Rib Lake High (math 24% / reading 24%, grade F, #287 of 483 statewide, top 71%, 133 students, 43% FRL).
• Market conditions: 9 active listings in the ZIP; 109 units permitted in Taylor County in 2024 (55 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($753 loan paydown + $4k appreciation (3.8% local appreciation)).
• Taylor County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $202,056
• List price: $108,900
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.77×
• Total profit: $23,552
• Equity at exit: $53,599

10-year hold

• IRR: 14.5%
• Equity multiple: 3.30×
• Total profit: $70,165
• Equity at exit: $86,401

Cash invested: $30,492 (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 54470

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $95

Break-even live

Break-even rent $953

Max offer price $108,900

Occupancy floor 86%

Sensitivity live

Price	-10% $170	-5% $133	+0% $95	+5% $58	+10% $20
Rent	-10% $10	-5% $53	+0% $95	+5% $138	+10% $180
Rate	-1.0pp $150	-0.5pp $123	base $95	+0.5pp $67	+1.0pp $38

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $108,900 Active 201 DOM
2. 2026-06-21
   days on market $108,900 Active 200 DOM
3. 2026-06-18
   days on market $108,900 Active 198 DOM
4. 2026-06-17
   days on market $108,900 Active 197 DOM
5. 2026-06-16
   days on market $108,900 Active 196 DOM
6. 2026-06-15
   days on market $108,900 Active 195 DOM
7. 2026-06-15
   days on market $108,900 Active 194 DOM
8. 2026-06-13
   days on market $108,900 Active 193 DOM
9. 2026-06-12
   days on market $108,900 Active 192 DOM
10. 2026-06-09
    days on market $108,900 Active 189 DOM
11. 2026-06-08
    days on market $108,900 Active 188 DOM
12. 2026-06-08
    days on market $108,900 Active 187 DOM
13. 2026-06-07
    days on market $108,900 Active 186 DOM
14. 2026-06-03
    days on market $108,900 Active 183 DOM
15. 2026-06-02
    days on market $108,900 Active 182 DOM
16. 2026-06-01
    days on market $108,900 Active 181 DOM
17. 2026-05-31
    days on market $108,900 Active 180 DOM
18. 2026-03-24
    price $108,900 586-char remark

    Show marketing remark (586 chars)

    Commercial opportunity in downtown Rib Lake! Main level with 2,720 square feet of retail space, 10 foot ceilings, an office and half bath. New flooring, windows, doors and updated electrical. Upper level living quarters features 2 bedrooms, large living room, walk-in pantry, hardwood flooring and private exterior entrance. Renovations have started and are ready to be finished! The fridge, dishwasher, 3 new toilets, 2 new steel doors, stove, microwave hood, all white shelving, washing machine, 1 new bathroom sink with vanity and 1 new attic stairway are included in the sale price.

19. 2025-12-01
    listed $118,900 Active 586-char remark

    Show marketing remark (586 chars)

    Commercial opportunity in downtown Rib Lake! Main level with 2,720 square feet of retail space, 10 foot ceilings, an office and half bath. New flooring, windows, doors and updated electrical. Upper level living quarters features 2 bedrooms, large living room, walk-in pantry, hardwood flooring and private exterior entrance. Renovations have started and are ready to be finished! The fridge, dishwasher, 3 new toilets, 2 new steel doors, stove, microwave hood, all white shelving, washing machine, 1 new bathroom sink with vanity and 1 new attic stairway are included in the sale price.

ⓘ 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: $12,877
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$544
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,168
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,293/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.

Condition & rehab AI · 12 photos

Fair 45/100 Extensive rehab

The property is in the midst of extensive renovations, with incomplete kitchen and bathroom installations. Significant updates are needed to bring the property up to a move-in-ready condition.

Repairs flagged

• Major kitchen countertops — missing
• Major bathroom flooring — missing
• Major kitchen flooring — missing
• Major bathroom cabinets — missing

Value-add opportunities

• Resale kitchen countertops — modern countertops improve aesthetics and functionality
• Resale bathroom flooring — new flooring enhances curb appeal and functionality
• Resale kitchen flooring — new flooring enhances curb appeal and functionality
• Resale bathroom cabinets — new cabinets improve aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · missing	Major	$15,000–50,000
bathroom flooring · missing	Major	$15,000–50,000
kitchen flooring · missing	Major	$15,000–50,000
bathroom cabinets · missing	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale kitchen countertops — modern countertops improve aesthetics and functionality ↑
• Resale bathroom flooring — new flooring enhances curb appeal and functionality ↑
• Resale kitchen flooring — new flooring enhances curb appeal and functionality ↑
• Resale bathroom cabinets — new cabinets improve aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rib Lake School District
• NCES district ID: 5512780
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $43,283
• Composite: 40.92/100
• National rank: #3613
• State rank: #71 of 342 in WI

Livability — Rib Lake

• Score: 65/100
• State rank: #491
• US rank: #12404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rib Lake, WI
• Population (ZIP): 2,076

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 19,681 people
• By 2030: 19,005 · -3.4%
• By 2040: 17,386 · -11.7%
• By 2050: 15,349 · -22.0%
• By 2075: 11,894 · -39.6%
• By 2100: 9,275 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 14% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+48.2) · D 25.3% · R 73.5% · Other 1.2%
• 2008→2024 swing: -48.0pp toward R · 2008: -0.2pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.5 2016: R+44.5 2012: R+19.4 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 174.9831
• 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

-8.4% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $108,900 CWMLS
• 2025-12-01 Listed $118,900 CWMLS