3008 E Long Lake Rd · Scott, WI 54830

$140,000

3 bd · 1.0 ba · 800 sqft · Other · 71 Days on market

Built 1950 0.65 ac lot $175/sqft · 46% below area Est $259k · 46% 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
• Cash flow +10.7/30.0
• DSCR +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath cabin nestled in the pines just across from Hanscom Lake, right in the heart of everything Northwest Wisconsin has to offer. Set on over a half acre, the property features a spacious yard, a storage shed, and plenty of room to relax or entertain. This turn-key cabin comes fully furnished, making it an easy and affordable option for your weekend escape?just bring your bags and start enjoying. Inside, you?ll find a cozy, welcoming space with room for family and friends, perfect for making lasting memories up north. Currently a 3-season cabin, with the potential to be converted into a 4-season getaway with some added insulation in the crawl space and a heat source in the well house. With so much included and priced to sell, this is a great opportunity to own your own Northwoods retreat.

Key facts

• Spacious yard
• Storage shed
• 3 season cabin

Tags

• CABIN NESTLED IN THE PINES
• ACROSS FROM HANSCOM LAKE
• SPACIOUS YARD
• STORAGE SHED
• FULLY FURNISHED
• 3 SEASON CABIN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-66 ($-792/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (29.3% below list).
• Recommended offer: $99k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Spooner Area School District (rural): math 31% / reading 35% proficiency, ranked #256 of 342 in WI (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,910 (29.3% 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 71 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
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: 0.71% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $259,448
• List price: $140,000
• Delta: -46.04%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-26,948
• Equity at exit: $20,874

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-29,117
• Equity at exit: $12,105

Cash invested: $39,200 (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 54830

• Active inventory: 171
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-66

Break-even live

Break-even rent $1,073

Max offer price $128,343

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-26	+0% $-66	+5% $-106	+10% $-145
Rent	-10% $-144	-5% $-105	+0% $-66	+5% $-27	+10% $12
Rate	-1.0pp $5	-0.5pp $-30	base $-66	+0.5pp $-102	+1.0pp $-139

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $140,000 Active 71 DOM
2. 2026-06-18
   days on market $140,000 Active 69 DOM
3. 2026-06-17
   days on market $140,000 Active 68 DOM
4. 2026-06-16
   days on market $140,000 Active 67 DOM
5. 2026-06-15
   days on market $140,000 Active 66 DOM
6. 2026-06-15
   days on market $140,000 Active 65 DOM
7. 2026-06-13
   days on market $140,000 Active 64 DOM
8. 2026-06-12
   days on market $140,000 Active 63 DOM
9. 2026-06-09
   days on market $140,000 Active 60 DOM
10. 2026-06-08
    days on market $140,000 Active 59 DOM
11. 2026-06-08
    days on market $140,000 Active 58 DOM
12. 2026-06-07
    days on market $140,000 Active 57 DOM
13. 2026-06-04
    days on market $140,000 Active 55 DOM
14. 2026-06-03
    days on market $140,000 Active 54 DOM
15. 2026-06-02
    days on market $140,000 Active 53 DOM
16. 2026-06-02
    price $140,000 Active 52 DOM
17. 2026-06-01
    days on market $150,000 Active 52 DOM
18. 2026-05-31
    days on market $150,000 Active 51 DOM
19. 2026-04-10
    listed $150,000 Active 821-char remark

    Show marketing remark (821 chars)

    Charming 3-bedroom, 1-bath cabin nestled in the pines just across from Hanscom Lake, right in the heart of everything Northwest Wisconsin has to offer. Set on over a half acre, the property features a spacious yard, a storage shed, and plenty of room to relax or entertain. This turn-key cabin comes fully furnished, making it an easy and affordable option for your weekend escape?just bring your bags and start enjoying. Inside, you?ll find a cozy, welcoming space with room for family and friends, perfect for making lasting memories up north. Currently a 3-season cabin, with the potential to be converted into a 4-season getaway with some added insulation in the crawl space and a heat source in the well house. With so much included and priced to sell, this is a great opportunity to own your own Northwoods retreat.

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$966/yr (+$80/mo · 146.7%)

ⓘ 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 3/10 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: $11,869
• − Mortgage interest: −$7,842
• − Property taxes: −$658
• − Insurance: −$700
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$4,073
• Taxable loss: −$3,303
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $1/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: Spooner Area School District
• NCES district ID: 5514220
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $43,556
• Composite: 28.07/100
• National rank: #6838
• State rank: #256 of 342 in WI

Livability — Scott

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,414

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 (92%)
• Race & ethnicity: White 92% Native American 5% Two or more races 2%
• Common ancestry: Portuguese 12% Lithuanian 5% Romanian 4%
• Foreign-born: 1% · Canada

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: ▼ -211.51%
• Current HPI: 227.0298
• 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

1 event — show timeline

• 2026-04-10 Listed $150,000 RANWW

Property tax history

+2.5%/yr

Latest (2025): $658 · -3.1% YoY. Source: county tax records.