206 South St · Hustler, WI 54618

$59,900

3 bd · 1.0 ba · 1,059 sqft · Other · 185 Days on market

Built 1930 9,147 sqft lot $57/sqft · 70% below area ↓ 25% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Cozy 3 bed, 1 bath with 1 car garage conveniently located in the quaint village of Hustler. Bathroom recently updated. Bring your imagination and make this your own home or a great income producing property. Seller prefers to sell "As Is".

Key facts

• 9,147 sq ft lot
• Garage
• Built 1930

Tags

• RECENTLY UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#514 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• New Lisbon School District (rural): math 13% / reading 21% proficiency, ranked #334 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1930 — 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 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?
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: 1.78% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.05%
• DSCR: 2.29
• GRM: 4.7

CMA / ARV

• ARV (median comp): $200,162
• List price: $59,900
• Delta: -70.07%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 4.49×
• Total profit: $58,514
• Equity at exit: $53,963

10-year hold

• IRR: 40.2%
• Equity multiple: 10.07×
• Total profit: $152,039
• Equity at exit: $116,373

Cash invested: $16,772 (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 54618

• Active inventory: 8
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $406

Break-even live

Break-even rent $554

Max offer price $59,900

Occupancy floor 57%

Sensitivity live

Price	-10% $440	-5% $423	+0% $406	+5% $389	+10% $372
Rent	-10% $322	-5% $364	+0% $406	+5% $448	+10% $490
Rate	-1.0pp $436	-0.5pp $421	base $406	+0.5pp $391	+1.0pp $375

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 185 DOM
2. 2026-06-17
   days on market $59,900 Active 184 DOM
3. 2026-06-16
   days on market $59,900 Active 183 DOM
4. 2026-06-15
   days on market $59,900 Active 182 DOM
5. 2026-06-15
   days on market $59,900 Active 181 DOM
6. 2026-06-13
   days on market $59,900 Active 180 DOM
7. 2026-06-12
   days on market $59,900 Active 179 DOM
8. 2026-06-09
   days on market $59,900 Active 176 DOM
9. 2026-06-08
   days on market $59,900 Active 175 DOM
10. 2026-06-08
    days on market $59,900 Active 174 DOM
11. 2026-06-07
    days on market $59,900 Active 173 DOM
12. 2026-06-03
    days on market $59,900 Active 170 DOM
13. 2026-06-02
    days on market $59,900 Active 169 DOM
14. 2026-06-01
    days on market $59,900 Active 168 DOM
15. 2026-05-31
    days on market $59,900 Active 167 DOM
16. 2026-05-18
    price $59,900 249-char remark

    Show marketing remark (249 chars)

    Cozy 3 bed, 1 bath with 1 car garage conveniently located in the quaint village of Hustler. Bathroom recently updated. Bring your imagination and make this your own home or a great income producing property. Seller prefers to sell "As Is".

17. 2025-12-12
    listed $79,900 Active 249-char remark

    Show marketing remark (249 chars)

    Cozy 3 bed, 1 bath with 1 car garage conveniently located in the quaint village of Hustler. Bathroom recently updated. Bring your imagination and make this your own home or a great income producing property. Seller prefers to sell "As Is".

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,187 · $99/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 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,820
• − Mortgage interest: −$3,355
• − Property taxes: −$1,187
• − Insurance: −$300
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$1,743
• Taxable income: $4,185
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,868/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: New Lisbon School District
• NCES district ID: 5510560
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $45,996
• Composite: 15.02/100
• National rank: #9358
• State rank: #334 of 342 in WI

Livability — Hustler

• Score: 65/100
• State rank: #514
• US rank: #12986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hustler, WI
• City population: 134
• Population (ZIP): 2,198

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Romanian 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 156.84%
• Current HPI: 352.28
• 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

-25.0% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $59,900 SCWMLS
• 2025-12-12 Listed $79,900 SCWMLS

Property tax history

+4.3%/yr

Latest (2025): $1,187 · +8.1% YoY. Source: county tax records.