N2669 Ten Crossing Rd · Ogema, WI 54459

$264,900

3 bd · 1.0 ba · 1,286 sqft · Other · 34 Days on market

Built 2014 80 ac lot $206/sqft · 47% below area Est $502k · 47% 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 +7.9/10.0
• Cash flow +4.3/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

(908/JM) Your Ultimate Outdoor Retreat! Experience all Northwoods has to offer with this 3 bed, 1 bath cabin tucked into 80+/- acres on Ten Crossing Road, just northwest of Ogema. This diverse property is a literal outdoorsmen's dream and offers opportunities for a variety of activities, all while providing unparalleled privacy for “up north” living. A mix of high & low ground along with stream and food plots make this a perfect habitat for wildlife as deer, bear, turkey, and more are consistently seen on trail cams. A network of maintained trails allows for exploring and provides access to multiple deer stands. Cabin is less than 15 years old and has heat, electric, and a

Key facts

• Wildlife habitat
• Maintained trails
• Stream

Tags

• 80 ACRES
• STREAM
• FOOD PLOTS
• WILDLIFE HABITAT
• MAINTAINED TRAILS
• DEER STANDS

Property features AI

Exterior

• Parking: Attached garage (1 garage space); Driveway; Gravel parking
• Utilities: No water source available; Electric with circuit breakers; Water not available
• Home design: Single-family residence; One level
• Construction: Frame construction with metal siding; Metal roof; Slab foundation; Built for residential use (hunting current use indicated)
• Exterior features: Private, secluded, wooded lot with wetlands; Unimproved road frontage and surface

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Flooring: Carpet; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (46.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (55.9% below list).
• Recommended offer: $117k (55.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#487 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime C-, health & safety D, amenities F.
• Prentice School District (rural): math 40% / reading 35% proficiency, ranked #299 of 426 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prentice Elementary (math 54% / reading 44%, grade D, #257 of 1,041 statewide, top 30%, 128 students, 64% FRL); Prentice Middle (math 37% / reading 37%, grade F, #175 of 383 statewide, top 48%, 103 students, 50% FRL); Prentice High (math 30% / reading 30%, grade F, #208 of 483 statewide, top 46%, 117 students, 43% FRL) — zoned schools average 52% FRL vs 33% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 47 units permitted in Price County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (5.7% local appreciation)).
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($257k) 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.
• Current owner paid $65k; list at $265k implies a 308% gain — meaningful room to come down on a strong offer.

Recommended offer $116,896 (55.9% 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 34 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 0.44% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.37%
• DSCR: 0.49
• GRM: 18.9

CMA / ARV

• ARV (median comp): $502,003
• List price: $264,900
• Delta: -47.23%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.37×
• Total profit: $27,181
• Equity at exit: $161,829

10-year hold

• IRR: 7.8%
• Equity multiple: 2.56×
• Total profit: $116,037
• Equity at exit: $289,498

Cash invested: $74,172 (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 54459

• Home prices YoY: 2.7%
• Active inventory: 24
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-703

Break-even live

Break-even rent $2,059

Max offer price $140,701

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $264,900 Active 34 DOM
2. 2026-06-17
   status $264,900 Active 33 DOM
3. 2026-06-17
   days on market $264,900 Active Under Contract 33 DOM
4. 2026-06-16
   days on market $264,900 Active Under Contract 32 DOM
5. 2026-06-15
   days on market $264,900 Active Under Contract 31 DOM
6. 2026-06-15
   days on market $264,900 Active Under Contract 30 DOM
7. 2026-06-13
   days on market $264,900 Active Under Contract 29 DOM
8. 2026-06-12
   days on market $264,900 Active Under Contract 28 DOM
9. 2026-06-10
   status $264,900 Active Under Contract 25 DOM
10. 2026-06-09
    days on market $264,900 Active 25 DOM
11. 2026-06-08
    days on market $264,900 Active 24 DOM
12. 2026-06-08
    days on market $264,900 Active 23 DOM
13. 2026-06-05
    days on market $264,900 Active 21 DOM
14. 2026-06-03
    days on market $264,900 Active 19 DOM
15. 2026-06-02
    days on market $264,900 Active 18 DOM
16. 2026-06-01
    days on market $264,900 Active 17 DOM
17. 2026-05-31
    days on market $264,900 Active 16 DOM
18. 2026-05-15
    listed $264,900 Active 933-char remark
19. 2007-01-03
    soldstatus $65,000

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $3,212 · $268/mo
• Expected delta: +$1,688/yr (+$141/mo · 110.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $14,028
• − Mortgage interest: −$14,839
• − Property taxes: −$1,524
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$7,706
• Taxable loss: −$13,610
• Est. tax savings @ 24.0%: +$3,266
• After-tax cash flow: $-5,170/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: Prentice School District
• NCES district ID: 5512210
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $39,103
• Composite: 33.92/100
• National rank: #10345
• State rank: #299 of 426 in WI

Livability — Ogema

• Score: 66/100
• State rank: #487
• US rank: #12361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,377

Population outlook (Price County) Hauer SSP2

• Today (2025): 12,757 people
• By 2030: 12,157 · -4.7%
• By 2040: 10,761 · -15.6%
• By 2050: 9,515 · -25.4%
• By 2075: 8,293 · -35.0%
• By 2100: 7,470 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 9% Portuguese 6% Lithuanian 2%

Political lean MEDSL · Price

• 2024 margin: Solid R (+31.1) · D 33.9% · R 65.1%
• 2008→2024 swing: -44.5pp toward R · 2008: 13.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.6 2016: R+25.0 2012: D+0.0 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.72%
• Current HPI: 220.756
• 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

+307.5% since first listed

4 events — show timeline

• 2026-06-17 Relisted — GNMLS
• 2026-06-09 Contingent — GNMLS
• 2026-05-15 Listed $264,900 GNMLS
• 2007-01-03 Sold (Public Records) $65,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,524 · -14.0% YoY. Source: county tax records.