947 Meyer Rd · Mauston, WI 53948

$64,950

2 bd · 1.0 ba · 600 sqft · Other · 43 Days on market

2.35 ac lot $108/sqft · 36% below area Est $102k · 36% under ↓ 7% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Small home on 2.35 acres (mostly wooded) in great location. Home needs a lot of work and will likely not qualify for financing. Great setting! Small shed behind home. Shed to left of home is collapsing and will not be removed by seller. Sold as-is. * * Do not enter shed or attached back porch. Not safe. * * Agent has no knowledge of age of mechanicals. There is no RECR.

Key facts

• 2.35 acre lot
• Listed 43 days

Property features AI

Exterior

• Utilities: Private well; Private septic system
• Home design: Single-family, 1 story; Estimated finished above-grade area approx. 600; Estimated finished below-grade area none; Year built: see remarks
• Construction: Exterior described as other
• Exterior features: Wooded lot; Approximately 2.35 acres

Interior

• Kitchen: Kitchen on main level (approx. 8 x 6)
• Bedrooms: Main level master bedroom (8 x 7); Main level second bedroom (7 x 7)
• Bathrooms: One full bathroom with at least one tub; No en-suite master bathroom
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.4% in Mauston — 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 71/100 on livability (#258 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mauston School District (rural): math 36% / reading 31% proficiency, ranked #248 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olson Middle (math 39% / reading 34%, grade F, #185 of 383 statewide, top 49%, 233 students, 57% FRL); Mauston High (math 17% / reading 17%, grade F, #400 of 483 statewide, top 85%, 381 students, 41% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 61 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $450 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $63,001 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (median comp): $101,822
• List price: $64,950
• Delta: -36.21%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.4%
• Equity multiple: 1.41×
• Total profit: $7,512
• Equity at exit: $9,684

10-year hold

• IRR: 19.6%
• Equity multiple: 2.64×
• Total profit: $29,910
• Equity at exit: $5,616

Cash invested: $18,186 (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 53948

• Home prices YoY: -29.4%
• Active inventory: 61
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $282

Break-even live

Break-even rent $644

Max offer price $64,950

Occupancy floor 67%

Sensitivity live

Price	-10% $319	-5% $301	+0% $282	+5% $264	+10% $246
Rent	-10% $203	-5% $243	+0% $282	+5% $322	+10% $361
Rate	-1.0pp $315	-0.5pp $299	base $282	+0.5pp $266	+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: $16,238
• Closing costs: $1,948
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $64,950 Active 43 DOM
2. 2026-06-18
   days on market $64,950 Active 40 DOM
3. 2026-06-17
   days on market $64,950 Active 39 DOM
4. 2026-06-16
   days on market $64,950 Active 38 DOM
5. 2026-06-15
   days on market $64,950 Active 37 DOM
6. 2026-06-14
   pricedays on market $64,950 Active 35 DOM
7. 2026-06-10
   days on market $69,950 Active 32 DOM
8. 2026-06-09
   days on market $69,950 Active 31 DOM
9. 2026-06-08
   days on market $69,950 Active 30 DOM
10. 2026-06-07
    days on market $69,950 Active 29 DOM
11. 2026-06-05
    days on market $69,950 Active 26 DOM
12. 2026-06-03
    days on market $69,950 Active 25 DOM
13. 2026-06-02
    days on market $69,950 Active 24 DOM
14. 2026-06-01
    days on market $69,950 Active 23 DOM
15. 2026-05-31
    days on market $69,950 Active 22 DOM
16. 2026-05-31
    days on market $69,950 Active 21 DOM
17. 2026-05-05
    listed $69,950 Active 374-char remark

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,016
• − Mortgage interest: −$3,638
• − Property taxes: −$1,692
• − Insurance: −$325
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$1,889
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $2,777/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: Mauston School District
• NCES district ID: 5508850
• Math proficiency: 36% ▼ -3.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $46,779
• Composite: 28.82/100
• National rank: #6658
• State rank: #248 of 342 in WI

Livability — Mauston

• Score: 71/100
• State rank: #258
• US rank: #6593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mauston, WI
• Population (ZIP): 8,221

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 8% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% 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: ▼ -109.90%
• Current HPI: 263.4253
• 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

-7.1% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $64,950 SCWMLS
• 2026-05-05 Listed $69,950 SCWMLS

Property tax history

-0.4%/yr

Latest (2025): $1,692 · -1.6% YoY. Source: county tax records.