N14069 Flambeau Ave · Fifield, WI 54524

$64,900

5 bd · 1.0 ba · 1,728 sqft · Other · 226 Days on market

Built 1500 0.52 ac lot $38/sqft · 39% above area Est $47k · 39% over

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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 +9.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

(367/DW) Conveniently located on the corner of Hwy 13 and Hwy 70 is this 5-bedroom 1-bath fixer upper. This 2-story home has potential but needs work. There is a small porch on the back. The kitchen has oak cabinets. Off the kitchen is a full bath and a small room suitable for utility hookups. The living room has a split stone fireplace. Dining room features wood floors and built-in corner hutches. Two bedrooms complete the first floor. Upstairs you will find 3 additional bedrooms with wood floors, a walk-through sitting room and a walk-in attic area. Partial basement accessible from front porch area. There is a one-car detached garage. City water and sewer. All this is situated on 3 lots, zoned commercial, offering plenty of room. $64,900. 2025 taxes: $2,294. (Lots 1, 2 and 3 of Block 21 of the Fifield Plat. 7-39N-1E)

Key facts

• Oak cabinets
• Wood floors
• Small porch

Tags

• SMALL PORCH
• OAK CABINETS
• SPLIT STONE FIREPLACE
• WOOD FLOORS
• BUILT-IN CORNER HUTCHES
• WALK-THROUGH SITTING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Chequamegon School District (rural): math 25% / reading 29% proficiency, ranked #303 of 342 in WI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 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 $6k of equity ($449 loan paydown + $5k appreciation (8.0% local appreciation)).
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1500 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1500 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.00% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.29%
• DSCR: 2.39
• GRM: 4.2

CMA / ARV

• ARV (median comp): $46,582
• List price: $64,900
• Delta: 39.32%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 4.13×
• Total profit: $56,829
• Equity at exit: $49,131

10-year hold

• IRR: 40.5%
• Equity multiple: 8.85×
• Total profit: $142,629
• Equity at exit: $97,359

Cash invested: $18,172 (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 54524

• Home prices YoY: 3.6%
• Active inventory: 9
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$186 /mo · $2,227/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $474

Break-even live

Break-even rent $700

Max offer price $64,900

Occupancy floor 59%

Sensitivity live

Price	-10% $511	-5% $492	+0% $474	+5% $455	+10% $437
Rent	-10% $371	-5% $422	+0% $474	+5% $525	+10% $576
Rate	-1.0pp $506	-0.5pp $490	base $474	+0.5pp $457	+1.0pp $440

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $64,900 Active 226 DOM
2. 2026-06-21
   days on market $64,900 Active 225 DOM
3. 2026-06-18
   days on market $64,900 Active 223 DOM
4. 2026-06-17
   days on market $64,900 Active 222 DOM
5. 2026-06-16
   days on market $64,900 Active 221 DOM
6. 2026-06-15
   days on market $64,900 Active 220 DOM
7. 2026-06-15
   days on market $64,900 Active 219 DOM
8. 2026-06-13
   days on market $64,900 Active 218 DOM
9. 2026-06-12
   days on market $64,900 Active 217 DOM
10. 2026-06-09
    days on market $64,900 Active 214 DOM
11. 2026-06-08
    days on market $64,900 Active 213 DOM
12. 2026-06-08
    days on market $64,900 Active 212 DOM
13. 2026-06-05
    days on market $64,900 Active 210 DOM
14. 2026-06-03
    days on market $64,900 Active 208 DOM
15. 2026-06-02
    days on market $64,900 Active 207 DOM
16. 2026-06-01
    days on market $64,900 Active 206 DOM
17. 2026-05-31
    days on market $64,900 Active 205 DOM
18. 2026-05-06
    status Active 830-char remark

    Show marketing remark (750 chars)

    (367/DW) Conveniently located on the corner of Hwy 13 and Hwy 70 is this 5-bedroom 1-bath fixer upper. This 2-story home has potential but needs work. There is a small porch on the back. The kitchen has oak cabinets. Off the kitchen is a full bath and a small room suitable for utility hookups. The living room has a split stone fireplace. Dining room features wood floors and built-in corner hutches. Two bedrooms complete the first floor. Upstairs you will find 3 additional bedrooms with wood floors, a walk-through sitting room and a walk-in attic area. Partial basement accessible from front porch area. There is a one-car detached garage. City water and sewer. All this is situated on 3 lots, zoned commercial, offering plenty of room. $64,900.

19. 2026-05-06
    status Active 750-char remark

    Show marketing remark (750 chars)

    (367/DW) Conveniently located on the corner of Hwy 13 and Hwy 70 is this 5-bedroom 1-bath fixer upper. This 2-story home has potential but needs work. There is a small porch on the back. The kitchen has oak cabinets. Off the kitchen is a full bath and a small room suitable for utility hookups. The living room has a split stone fireplace. Dining room features wood floors and built-in corner hutches. Two bedrooms complete the first floor. Upstairs you will find 3 additional bedrooms with wood floors, a walk-through sitting room and a walk-in attic area. Partial basement accessible from front porch area. There is a one-car detached garage. City water and sewer. All this is situated on 3 lots, zoned commercial, offering plenty of room. $64,900.

20. 2026-04-29
    historical 750-char remark

    Show marketing remark (750 chars)

    (367/DW) Conveniently located on the corner of Hwy 13 and Hwy 70 is this 5-bedroom 1-bath fixer upper. This 2-story home has potential but needs work. There is a small porch on the back. The kitchen has oak cabinets. Off the kitchen is a full bath and a small room suitable for utility hookups. The living room has a split stone fireplace. Dining room features wood floors and built-in corner hutches. Two bedrooms complete the first floor. Upstairs you will find 3 additional bedrooms with wood floors, a walk-through sitting room and a walk-in attic area. Partial basement accessible from front porch area. There is a one-car detached garage. City water and sewer. All this is situated on 3 lots, zoned commercial, offering plenty of room. $64,900.

21. 2025-10-31
    listed $64,900 Active 750-char remark

    Show marketing remark (750 chars)

    (367/DW) Conveniently located on the corner of Hwy 13 and Hwy 70 is this 5-bedroom 1-bath fixer upper. This 2-story home has potential but needs work. There is a small porch on the back. The kitchen has oak cabinets. Off the kitchen is a full bath and a small room suitable for utility hookups. The living room has a split stone fireplace. Dining room features wood floors and built-in corner hutches. Two bedrooms complete the first floor. Upstairs you will find 3 additional bedrooms with wood floors, a walk-through sitting room and a walk-in attic area. Partial basement accessible from front porch area. There is a one-car detached garage. City water and sewer. All this is situated on 3 lots, zoned commercial, offering plenty of room. $64,900.

22. 2025-10-28
    listed $64,900 Active 830-char remark

    Show marketing remark (830 chars)

    (367/DW) Conveniently located on the corner of Hwy 13 and Hwy 70 is this 5-bedroom 1-bath fixer upper. This 2-story home has potential but needs work. There is a small porch on the back. The kitchen has oak cabinets. Off the kitchen is a full bath and a small room suitable for utility hookups. The living room has a split stone fireplace. Dining room features wood floors and built-in corner hutches. Two bedrooms complete the first floor. Upstairs you will find 3 additional bedrooms with wood floors, a walk-through sitting room and a walk-in attic area. Partial basement accessible from front porch area. There is a one-car detached garage. City water and sewer. All this is situated on 3 lots, zoned commercial, offering plenty of room. $64,900. 2025 taxes: $2,294. (Lots 1, 2 and 3 of Block 21 of the Fifield Plat. 7-39N-1E)

ⓘ 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: $2,227 · $186/mo
• Projected year-2 tax: $2,227 · $186/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°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: $15,596
• − Mortgage interest: −$3,635
• − Property taxes: −$2,227
• − Insurance: −$324
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,888
• Taxable income: $5,026
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,479/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: Chequamegon School District
• NCES district ID: 5500058
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $42,432
• Composite: 22.98/100
• National rank: #7984
• State rank: #303 of 342 in WI

Livability — Fifield

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

Census & demographics

• Population (ZIP): 682

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Portuguese 7% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada

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: ▲ 7.96%
• Current HPI: 226.0184
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-06 Relisted — GNMLS
• 2026-05-06 Relisted — RANWW
• 2026-04-29 Listing Removed — RANWW
• 2025-10-31 Listed $64,900 RANWW
• 2025-10-28 Listed $64,900 GNMLS

Property tax history

+5.0%/yr

Latest (2025): $2,227 · +1.9% YoY. Source: county tax records.