10574 Pine Lane Ln · Bagley, WI 50801

$59,900

1 bd · 1.0 ba · 800 sqft · SingleFamily · 480 Days on market

Built 1960 4,356 sqft lot $75/sqft · 14% above area Est $53k · 14% over ↓ 25% since listing

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautiful cabin for a getaway at Jays landing. The land is rented for a reasonable rate and the new buyer must meet the approval of the owner. The septic was new in 2016 and new pump and pressure tank for the well in 2022. The property has been recently remodeled. Cottage only for sale. The listing broker is related to the seller.

Key facts

• Recently remodeled
• New septic
• Cabin for a getaway

Tags

• CABIN FOR A GETAWAY
• NEW SEPTIC
• NEW PUMP AND PRESSURE TANK
• RECENTLY REMODELED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#663 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• River Ridge School District (rural): math 42% / reading 35% proficiency, ranked #190 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 480 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

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

Questions for the listing agent

1. It's been on market 480 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 1960 — 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: 1.46% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $52,593
• List price: $59,900
• Delta: 13.89%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10651 Pine Ln	0.00mi	2/1.0 (+1)	750 (-6%)	13mo	$51,000	$68	74

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $8,075
• Equity at exit: $8,931

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $29,965
• Equity at exit: $5,179

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 50801

• Home prices YoY: -5.9%
• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $279

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 63%

Sensitivity live

Price	-10% $320	-5% $300	+0% $279	+5% $258	+10% $238
Rent	-10% $210	-5% $244	+0% $279	+5% $314	+10% $348
Rate	-1.0pp $309	-0.5pp $294	base $279	+0.5pp $263	+1.0pp $248

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 20 events

1. 2026-06-21
   days on market $59,900 Active 480 DOM
2. 2026-06-18
   days on market $59,900 Active 478 DOM
3. 2026-06-17
   days on market $59,900 Active 477 DOM
4. 2026-06-16
   days on market $59,900 Active 476 DOM
5. 2026-06-15
   days on market $59,900 Active 475 DOM
6. 2026-06-15
   days on market $59,900 Active 474 DOM
7. 2026-06-13
   days on market $59,900 Active 473 DOM
8. 2026-06-12
   days on market $59,900 Active 472 DOM
9. 2026-06-09
   days on market $59,900 Active 469 DOM
10. 2026-06-08
    days on market $59,900 Active 468 DOM
11. 2026-06-08
    days on market $59,900 Active 467 DOM
12. 2026-06-05
    days on market $59,900 Active 465 DOM
13. 2026-06-03
    days on market $59,900 Active 463 DOM
14. 2026-06-02
    days on market $59,900 Active 462 DOM
15. 2026-06-01
    days on market $59,900 Active 461 DOM
16. 2026-05-31
    days on market $59,900 Active 460 DOM
17. 2026-02-25
    price $59,900 334-char remark

    Show marketing remark (334 chars)

    A beautiful cabin for a getaway at Jays landing. The land is rented for a reasonable rate and the new buyer must meet the approval of the owner. The septic was new in 2016 and new pump and pressure tank for the well in 2022. The property has been recently remodeled. Cottage only for sale. The listing broker is related to the seller.

18. 2025-08-07
    price $64,900 334-char remark

    Show marketing remark (334 chars)

    A beautiful cabin for a getaway at Jays landing. The land is rented for a reasonable rate and the new buyer must meet the approval of the owner. The septic was new in 2016 and new pump and pressure tank for the well in 2022. The property has been recently remodeled. Cottage only for sale. The listing broker is related to the seller.

19. 2025-06-06
    price $69,900 334-char remark

    Show marketing remark (334 chars)

    A beautiful cabin for a getaway at Jays landing. The land is rented for a reasonable rate and the new buyer must meet the approval of the owner. The septic was new in 2016 and new pump and pressure tank for the well in 2022. The property has been recently remodeled. Cottage only for sale. The listing broker is related to the seller.

20. 2025-02-25
    listed $79,900 Active 334-char remark

    Show marketing remark (334 chars)

    A beautiful cabin for a getaway at Jays landing. The land is rented for a reasonable rate and the new buyer must meet the approval of the owner. The septic was new in 2016 and new pump and pressure tank for the well in 2022. The property has been recently remodeled. Cottage only for sale. The listing broker is related to the seller.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°F today · 15 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: $10,526
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$1,743
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,737/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: River Ridge School District
• NCES district ID: 5500017
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $44,534
• Composite: 32.77/100
• National rank: #5633
• State rank: #190 of 342 in WI

Livability — Bagley

• Score: 61/100
• State rank: #663
• US rank: #17526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,027

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 217.2057
• 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

4 events — show timeline

• 2026-02-25 Price Changed $59,900 SCWMLS
• 2025-08-07 Price Changed $64,900 SCWMLS
• 2025-06-06 Price Changed $69,900 SCWMLS
• 2025-02-25 Listed $79,900 SCWMLS