740 Mccomb Ave

Rib Lake, WI 54470

$108,900C+

2 bd · 0.5 ba · 3,944 sqft · Built 1900 · SingleFamily · Active · 201 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,073/mo
• Mortgage (P&I): −$571
• Tax + insurance: −$182
• HOA: −$0
• Vac / Maint / Mgmt: −$225
• Net cashflow: $95/mo
• Annual: $1,142/yr
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• 1% rule: 0.99%
• Cash to close: $30,492

Investor read

• This is a 2-bed/0.5-bath single-family listed at $109k. Condition is rated fair.
• 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).
• It's been on market 201 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• In year one you build about $5k of equity ($753 loan paydown + $4k appreciation (3.8% local appreciation)).
• 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).
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 9 active listings in the ZIP; 109 units permitted in Taylor County in 2024 (55 in 5+ unit buildings).
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

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