106 Main St · Gays Mills, WI 54631

$80,000

2 bd · 1.0 ba · 1,144 sqft · Other · 161 Days on market

Built 1915 6,098 sqft lot $70/sqft · 19% below area Est $99k · 19% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.5/10.0
• Appreciation +6.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Proof that good things come in small packages! This snug home has tall ceilings and a spacious kitchen with plenty of cabinet space and a walk-in pantry. The seller has adored the stained glass windows, the spacious living area, and the big, beautiful windows that make the home feel open and welcoming. The front porch is the perfect ?kick off your shoes and hang your coat? landing zone. Out back, enjoy a deck and a large fenced-in yard for relaxing, playing, or entertaining. Easy backyard access from the alley. All this in a charming small-town setting with a welcoming community, not far from the library, shops, public swimming pool, park, and the Kickapoo River.

Key facts

• Tall ceilings
• Spacious living area
• Spacious kitchen

Tags

• TALL CEILINGS
• SPACIOUS KITCHEN
• WALK-IN PANTRY
• STAINED GLASS WINDOWS
• SPACIOUS LIVING AREA
• BIG BEAUTIFUL WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#725 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D, health & safety D.
• North Crawford School District (rural): math 29% / reading 31% proficiency, ranked #285 of 342 in WI (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 40 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($553 loan paydown + $2k appreciation (2.2% local appreciation)).
• Crawford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

• ARV (median comp): $99,370
• List price: $80,000
• Delta: -19.49%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

2.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.98×
• Total profit: $21,952
• Equity at exit: $32,251

10-year hold

• IRR: 20.1%
• Equity multiple: 3.70×
• Total profit: $60,529
• Equity at exit: $46,983

Cash invested: $22,400 (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 54631

• Home prices YoY: 1.3%
• Active inventory: 8
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $248

Break-even live

Break-even rent $688

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $293	-5% $271	+0% $248	+5% $225	+10% $203
Rent	-10% $169	-5% $209	+0% $248	+5% $288	+10% $327
Rate	-1.0pp $288	-0.5pp $268	base $248	+0.5pp $227	+1.0pp $206

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $80,000 Active 161 DOM
2. 2026-06-18
   days on market $80,000 Active 159 DOM
3. 2026-06-17
   days on market $80,000 Active 158 DOM
4. 2026-06-16
   days on market $80,000 Active 157 DOM
5. 2026-06-15
   days on market $80,000 Active 156 DOM
6. 2026-06-15
   days on market $80,000 Active 155 DOM
7. 2026-06-13
   days on market $80,000 Active 154 DOM
8. 2026-06-12
   days on market $80,000 Active 153 DOM
9. 2026-06-09
   statusdays on market $80,000 Active 150 DOM
10. 2026-06-08
    days on market $80,000 Offer Show 149 DOM
11. 2026-06-08
    days on market $80,000 Offer Show 148 DOM
12. 2026-06-07
    days on market $80,000 Offer Show 147 DOM
13. 2026-06-04
    status $80,000 Offer Show 144 DOM
14. 2026-06-03
    days on market $80,000 Active 144 DOM
15. 2026-06-02
    days on market $80,000 Active 143 DOM
16. 2026-06-01
    days on market $80,000 Active 142 DOM
17. 2026-05-31
    days on market $80,000 Active 141 DOM
18. 2026-02-19
    status Active 671-char remark

    Show marketing remark (671 chars)

    Proof that good things come in small packages! This snug home has tall ceilings and a spacious kitchen with plenty of cabinet space and a walk-in pantry. The seller has adored the stained glass windows, the spacious living area, and the big, beautiful windows that make the home feel open and welcoming. The front porch is the perfect ?kick off your shoes and hang your coat? landing zone. Out back, enjoy a deck and a large fenced-in yard for relaxing, playing, or entertaining. Easy backyard access from the alley. All this in a charming small-town setting with a welcoming community, not far from the library, shops, public swimming pool, park, and the Kickapoo River.

19. 2026-02-13
    historical Offer Show 671-char remark

    Show marketing remark (671 chars)

    Proof that good things come in small packages! This snug home has tall ceilings and a spacious kitchen with plenty of cabinet space and a walk-in pantry. The seller has adored the stained glass windows, the spacious living area, and the big, beautiful windows that make the home feel open and welcoming. The front porch is the perfect ?kick off your shoes and hang your coat? landing zone. Out back, enjoy a deck and a large fenced-in yard for relaxing, playing, or entertaining. Easy backyard access from the alley. All this in a charming small-town setting with a welcoming community, not far from the library, shops, public swimming pool, park, and the Kickapoo River.

20. 2026-01-10
    listed $80,000 Active 671-char remark

    Show marketing remark (671 chars)

    Proof that good things come in small packages! This snug home has tall ceilings and a spacious kitchen with plenty of cabinet space and a walk-in pantry. The seller has adored the stained glass windows, the spacious living area, and the big, beautiful windows that make the home feel open and welcoming. The front porch is the perfect ?kick off your shoes and hang your coat? landing zone. Out back, enjoy a deck and a large fenced-in yard for relaxing, playing, or entertaining. Easy backyard access from the alley. All this in a charming small-town setting with a welcoming community, not far from the library, shops, public swimming pool, park, and the Kickapoo River.

21. 2022-12-29
    soldstatus $70,000 25-char remark

    Show marketing remark (25 chars)

    Entered for comp purposes

22. 2022-12-29
    soldstatus $70,000

    Show marketing remark (25 chars)

    Entered for comp purposes

23. 2022-11-26
    listed $74,000 25-char remark

    Show marketing remark (25 chars)

    Entered for comp purposes

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: +$195/yr (+$16/mo · 17.9%)

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

Taxation est. · year 1

• Rental income: $12,028
• − Mortgage interest: −$4,481
• − Property taxes: −$1,090
• − Insurance: −$400
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,327
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,544/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: North Crawford School District
• NCES district ID: 5504980
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 31% ▲ 2.00%
• Median HH income: $40,986
• Composite: 25.34/100
• National rank: #7478
• State rank: #285 of 342 in WI

Livability — Gays Mills

• Score: 59/100
• State rank: #725
• US rank: #19996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gays Mills, WI
• Population (ZIP): 1,828

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 15,748 people
• By 2030: 15,301 · -2.8%
• By 2040: 14,309 · -9.1%
• By 2050: 13,357 · -15.2%
• By 2075: 11,727 · -25.5%
• By 2100: 9,883 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Portuguese 12% Lithuanian 5% Hispanic 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · French/Haitian/Cajun 8% German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: R (+13.8) · D 42.5% · R 56.3% · Other 1.2%
• 2008→2024 swing: -40.8pp toward R · 2008: 27.0pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+7.7 2016: R+5.5 2012: D+20.0 2008: D+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.16%
• Current HPI: 166.15
• 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

+8.1% since first listed

6 events — show timeline

• 2026-02-19 Relisted — SCWMLS
• 2026-02-13 Contingent — SCWMLS
• 2026-01-10 Listed $80,000 SCWMLS
• 2022-12-29 Sold (Public Records) $70,000 Public Records
• 2022-12-29 Sold (MLS) $70,000 METROMLS
• 2022-11-26 Listed $74,000 METROMLS

Property tax history

+4.4%/yr

Latest (2025): $1,090 · +7.4% YoY. Source: county tax records.