2273 18th Ave · Stanley, WI 54868

$155,000

4 bd · 1.0 ba · 2,200 sqft · SingleFamily · 226 Days on market

Built 1960 2.00 ac lot $70/sqft · 57% below area

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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).

• Cash flow +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity for country living in an updated farmhouse full of character! Main floor laundry and utility room, eat-in kitchen, and 4-bed 1-bath. This home is for sale to be moved to a nearby 2-acre lot, so the sellers can build on their home farm. Price includes the home and 2-acre lot. Buyer is responsible for moving costs, foundation, and utility installation. The roof is 2 years old. Here’s your chance to get a great spot in the country. House to be moved to PID# 044-0200-05-010.

Key facts

• 2 acre lot
• Built 1960
• Listed 225 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (6.4% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.4% in Stanley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#492 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Rice Lake Area School District (town): math 41% / reading 37% proficiency, ranked #184 of 342 in WI (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 156 units permitted in Barron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Barron County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,400 (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 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. 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: 0.94% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $357,243
• List price: $155,000
• Delta: -56.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-16,353
• Equity at exit: $23,111

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,001
• Equity at exit: $13,402

Cash invested: $43,400 (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 54868

• Home prices YoY: -33.3%
• Active inventory: 135
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $138

Break-even live

Break-even rent $1,277

Max offer price $155,000

Occupancy floor 86%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $155,000 Active 226 DOM
2. 2026-04-01
   price $155,000 504-char remark

   Show marketing remark (504 chars)

   Incredible opportunity for country living in an updated farmhouse full of character! Main floor laundry and utility room, eat-in kitchen, and 4-bed 1-bath. This home is for sale to be moved to a nearby 2-acre lot, so the sellers can build on their home farm. Price includes the home and 2-acre lot. Buyer is responsible for moving costs, foundation, and utility installation. The roof is 2 years old. Here’s your chance to get a great spot in the country. House to be moved to PID# 044-0200-05-010.

3. 2025-12-10
   price $199,900 504-char remark

   Show marketing remark (504 chars)

   Incredible opportunity for country living in an updated farmhouse full of character! Main floor laundry and utility room, eat-in kitchen, and 4-bed 1-bath. This home is for sale to be moved to a nearby 2-acre lot, so the sellers can build on their home farm. Price includes the home and 2-acre lot. Buyer is responsible for moving costs, foundation, and utility installation. The roof is 2 years old. Here’s your chance to get a great spot in the country. House to be moved to PID# 044-0200-05-010.

4. 2025-10-18
   listed $275,000 Active 504-char remark

   Show marketing remark (504 chars)

   Incredible opportunity for country living in an updated farmhouse full of character! Main floor laundry and utility room, eat-in kitchen, and 4-bed 1-bath. This home is for sale to be moved to a nearby 2-acre lot, so the sellers can build on their home farm. Price includes the home and 2-acre lot. Buyer is responsible for moving costs, foundation, and utility installation. The roof is 2 years old. Here’s your chance to get a great spot in the country. House to be moved to PID# 044-0200-05-010.

5. 2025-10-15
   historical $275,000 504-char remark

   Show marketing remark (504 chars)

   Incredible opportunity for country living in an updated farmhouse full of character! Main floor laundry and utility room, eat-in kitchen, and 4-bed 1-bath. This home is for sale to be moved to a nearby 2-acre lot, so the sellers can build on their home farm. Price includes the home and 2-acre lot. Buyer is responsible for moving costs, foundation, and utility installation. The roof is 2 years old. Here’s your chance to get a great spot in the country. House to be moved to PID# 044-0200-05-010.

6. 2013-10-22
   soldstatus $136,100

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $2,221 · $185/mo
• Expected delta: +$646/yr (+$54/mo · 41.1%)

ⓘ 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 ≥97°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: $17,415
• − Mortgage interest: −$8,682
• − Property taxes: −$1,575
• − Insurance: −$775
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,509
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,873/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: Rice Lake Area School District
• NCES district ID: 5512810
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $43,299
• Composite: 33.05/100
• National rank: #5571
• State rank: #184 of 342 in WI

Livability — Stanley

• Score: 65/100
• State rank: #492
• US rank: #12459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,588
• Population (ZIP): 16,054

Population outlook (Barron County) Hauer SSP2

• Today (2025): 44,046 people
• By 2030: 42,731 · -3.0%
• By 2040: 39,513 · -10.3%
• By 2050: 36,157 · -17.9%
• By 2075: 29,204 · -33.7%
• By 2100: 22,649 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 17% Lithuanian 6% Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Barron

• 2024 margin: Strong R (+29.1) · D 33.4% · R 62.5% · Other 4.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 7.1pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+26.1 2016: R+25.4 2012: R+2.4 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.44%
• Current HPI: 221.0095
• 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

+13.9% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-10 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-18 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-15 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-22 Sold (Public Records) $136,100 Public Records