7242 E Main St · Webster, WI 54893

$42,500

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 1 Days on market

Built 1930 2.31 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location at the dead end of a quiet street in the Village of Webster! Hard to find 2.3 acre in town setting with a surprising amount of privacy. Quaint home that has been occupied until April 2026 and offers potential for the right buyer willing to put in some work and build equity over time. Property is being sold as-is, where-is, and most contents currently on the property will remain at closing. Great fixer upper opportunity with room to create a very nice backyard setting surrounded by mature trees, including a beautiful old maple tree for great shade in the side yard. Adjacent 1.25 acre parcel to the west is also available separately for an additional $15k and could be purchased

Key facts

• Backyard setting
• 2.3 acre
• Mature trees

Tags

• 2.3 ACRE
• BACKYARD SETTING
• MATURE TREES
• OLD MAPLE TREE

Property features AI

Exterior

• Parking: Carport
• Utilities: Municipal water; Municipal sewer; Electric service (implied); Oil fuel for heating
• Home design: Single-family 1.5-story home; Estimated finished above-grade area in the 1001–1250 sq ft range
• Construction: Finished above grade approximately 1,120 (estimated); No finished below-grade living area
• Exterior features: Asphalt exterior; Property zoned residential; Approximately 2.31 acres

Interior

• Kitchen: Kitchen on main level — 14 x 16
• Bedrooms: Master bedroom (Upper) — 10 x 12; Bedroom 2 (Upper) — 9 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil)
• Interior features: Circuit breakers; Full stone basement
• Laundry & utility: Oil-fired forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $42k).

Location & tenants

• Location reads 68/100 on livability (#394 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Webster School District (rural): math 42% / reading 42% proficiency, ranked #143 of 342 in WI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Webster Elementary (math 52% / reading 42%, grade D-, #319 of 1,041 statewide, top 34%, 257 students, 60% FRL); Webster Middle (math 42% / reading 42%, grade D-, #124 of 383 statewide, top 35%, 189 students, 60% FRL); Webster High (math 24% / reading 34%, grade F, #228 of 483 statewide, top 52%, 200 students, 64% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 73 active listings in the ZIP; 144 units permitted in Burnett County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Burnett County population projected at -29% 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,500

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 2.35% ✓
• Cap rate: 20.76%
• Cash-on-cash: 51.68%
• DSCR: 3.30
• GRM: 3.6

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: 49.6%
• Equity multiple: 3.16×
• Total profit: $25,758
• Equity at exit: $6,337

10-year hold

• IRR: 55.1%
• Equity multiple: 6.42×
• Total profit: $64,475
• Equity at exit: $3,675

Cash invested: $11,900 (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 54893

• Active inventory: 73
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$223
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $512

Break-even live

Break-even rent $349

Max offer price $42,500

Occupancy floor 44%

Sensitivity live

Price	-10% $537	-5% $525	+0% $512	+5% $500	+10% $488
Rent	-10% $434	-5% $473	+0% $512	+5% $552	+10% $591
Rate	-1.0pp $534	-0.5pp $523	base $512	+0.5pp $501	+1.0pp $490

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $42,500 Active

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $603 · $50/mo
• Expected delta: +$183/yr (+$15/mo · 43.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°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: $11,971
• − Mortgage interest: −$2,381
• − Property taxes: −$420
• − Insurance: −$212
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,236
• Taxable income: $5,806
• Est. tax owed @ 24.0%: −$1,393
• After-tax cash flow: $4,756/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: Webster School District
• NCES district ID: 5516230
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 42% ▲ 7.00%
• Median HH income: $41,135
• Composite: 35.31/100
• National rank: #4965
• State rank: #143 of 342 in WI

Livability — Webster

• Score: 68/100
• State rank: #394
• US rank: #9901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster, WI
• Population (ZIP): 4,324

Population outlook (Burnett County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,326 · -5.5%
• By 2040: 11,569 · -18.0%
• By 2050: 9,969 · -29.3%
• By 2075: 7,261 · -48.5%
• By 2100: 5,122 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Native American 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Burnett

• 2024 margin: Solid R (+30.9) · D 33.9% · R 64.8% · Other 1.2%
• 2008→2024 swing: -32.5pp toward R · 2008: 1.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+28.5 2016: R+28.3 2012: R+6.5 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -179.63%
• Current HPI: 239.6531
• 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

2 events — show timeline

• 2026-05-29 Pending — RANWW
• 2026-05-28 Listed $42,500 RANWW

Property tax history

-4.4%/yr

Latest (2025): $420 · -39.8% YoY. Source: county tax records.