129 Jackson St · Boyd, WI 54726

$60,000

4 bd · 1.5 ba · 1,541 sqft · SingleFamily · 7 Days on market

Built 1920 8,712 sqft lot ↓ 29% since listing

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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 +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 71/100 on livability (#267 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Stanley-Boyd Area School District (town): math 50% / reading 43% proficiency, ranked #93 of 342 in WI (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 368 units permitted in Chippewa County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chippewa County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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: property tax is 4.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 2.12% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.65%
• DSCR: 2.45
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $177,215
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Jackson St	0.00mi	4/1.5	1,541 (0%)	1mo	$55,000	$36	99
318 Boyd St	0.21mi	3/1.0 (-1)	1,569 (+2%)	6mo	$175,000	$112	75
336 Boyd St	0.24mi	4/2.0	1,650 (+7%)	2mo	$190,000	$115	74
806 E Supple St	0.32mi	4/2.0	1,714 (+11%)	1mo	$221,000	$129	63
225 Oshkosh St	0.21mi	3/1.5 (-1)	1,366 (-11%)	13mo	$240,000	$176	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 2.16×
• Total profit: $19,494
• Equity at exit: $8,946

10-year hold

• IRR: 35.4%
• Equity multiple: 4.27×
• Total profit: $54,875
• Equity at exit: $5,188

Cash invested: $16,800 (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 54726

• Home prices YoY: -4.1%
• Active inventory: 10
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $457

Break-even live

Break-even rent $693

Max offer price $60,000

Occupancy floor 59%

Sensitivity live

Price	-10% $491	-5% $474	+0% $457	+5% $440	+10% $423
Rent	-10% $357	-5% $407	+0% $457	+5% $507	+10% $558
Rate	-1.0pp $487	-0.5pp $472	base $457	+0.5pp $442	+1.0pp $426

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $60,000 Active
3. 2026-02-17
   soldstatus $125,268
4. 2014-03-25
   soldstatus $47,500
5. 2009-08-03
   soldstatus $102,700
6. 2006-12-15
   historical
7. 2005-12-26
   listed $89,000
8. 2003-08-04
   soldstatus $84,000

ⓘ 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: $2,491 · $208/mo
• Projected year-2 tax: $2,491 · $208/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,257
• − Mortgage interest: −$3,361
• − Property taxes: −$2,491
• − Insurance: −$300
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$1,745
• Taxable income: $4,918
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,305/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: Stanley-Boyd Area School District
• NCES district ID: 5514430
• Math proficiency: 50% ▼ -2.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $42,868
• Composite: 39.24/100
• National rank: #4007
• State rank: #93 of 342 in WI

Livability — Boyd

• Score: 71/100
• State rank: #267
• US rank: #6851

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boyd, WI
• Population (ZIP): 1,715

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 64,601 people
• By 2030: 64,743 · +0.2%
• By 2040: 63,950 · -1.0%
• By 2050: 61,359 · -5.0%
• By 2075: 53,265 · -17.5%
• By 2100: 40,534 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Portuguese 9% Lithuanian 5%
• Foreign-born: 0%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Chippewa

• 2024 margin: Strong R (+23.0) · D 38.0% · R 60.9% · Other 1.1%
• 2008→2024 swing: -32.1pp toward R · 2008: 9.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+20.4 2016: R+19.2 2012: R+0.5 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.65%
• Current HPI: 226.2914
• 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

-28.6% since first listed

8 events — show timeline

• 2026-04-22 Pending — RANWW
• 2026-04-14 Listed $60,000 RANWW
• 2026-02-17 Sold (Public Records) $125,268 Public Records
• 2014-03-25 Sold (Public Records) $47,500 Public Records
• 2009-08-03 Sold (Public Records) $102,700 Public Records
• 2006-12-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-26 Listed $89,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-04 Sold (Public Records) $84,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,491 · +84.6% YoY. Source: county tax records.