7674 County Road V · Maple Valley, WI 54124

$120,000

2 bd · 1.0 ba · 912 sqft · Other · 2 Days on market

Built 1994 1.50 ac lot

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a picturesque 1.5 acres outside Gillett, this 2-bed, 1-bath home in the country offers the perfect opportunity to create a place that's truly your own. Enjoy the peaceful out-of-town living you?ve been searching for. Tucked in behind the trees with privacy and a large yard that offers plenty of room to grow. Whether you aspire to add gardens, outbuildings, a workshop, an addition, or want plenty of room for your toys; this property offers the flexibility to make it happen. Newer metal roof, new deck including ramp, attached 1.5 car garage, fenced backyard and main floor laundry ? accessibility and convenience have never been easier. Full unfinished basement and kitchen demo compl

Key facts

• Large yard
• New deck
• 1.5 acres

Tags

• 1.5 ACRES
• LARGE YARD
• FENCED BACKYARD
• NEW DECK
• NEWER METAL ROOF
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: LP tank is owned

Exterior

• Parking: Attached 1-car garage with opener
• Utilities: Private well water; Private septic system; LP gas
• Home design: Single-family, one-story home; Construction completed; Estimated above-grade living area in the 751–1000 sq ft range
• Construction: Block foundation
• Exterior features: Vinyl exterior; Lot of approximately 1.5 acres; Property zoned residential

Interior

• Kitchen: Kitchen on the main level (16 x 12)
• Bedrooms: Master bedroom on the main level (15 x 14); Second bedroom on the main level (11 x 10)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating powered by LP gas
• Interior features: Full block basement
• Laundry & utility: LP gas heating; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Gillett School District (rural): math 33% / reading 35% proficiency, ranked #245 of 342 in WI (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 132 units permitted in Oconto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oconto County population projected at -20% 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $729
• Equity at exit: $17,892

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $26,601
• Equity at exit: $10,375

Cash invested: $33,600 (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 54124

• Home prices YoY: -13.8%
• Active inventory: 16
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $317

Break-even live

Break-even rent $998

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $120,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $120,000 Active 1 DOM

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,765 · $147/mo
• Expected delta: +$455/yr (+$38/mo · 34.8%)

ⓘ 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 1/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,788
• − Mortgage interest: −$6,722
• − Property taxes: −$1,309
• − Insurance: −$600
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,491
• Taxable income: $1,980
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,327/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: Gillett School District
• NCES district ID: 5505250
• Math proficiency: 33% ▼ -19.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $43,986
• Composite: 28.94/100
• National rank: #6631
• State rank: #245 of 342 in WI

Livability — Maple Valley

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

Census & demographics

• Population (ZIP): 3,345

Population outlook (Oconto County) Hauer SSP2

• Today (2025): 36,829 people
• By 2030: 35,853 · -2.7%
• By 2040: 32,932 · -10.6%
• By 2050: 29,355 · -20.3%
• By 2075: 22,731 · -38.3%
• By 2100: 16,736 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Native American 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 7% Portuguese 4% Iranian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Oconto

• 2024 margin: Solid R (+43.0) · D 28.0% · R 71.0%
• 2008→2024 swing: -49.2pp toward R · 2008: 6.2pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+41.0 2016: R+37.0 2012: R+9.5 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.57%
• Current HPI: 285.0576
• 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

+53.8% since first listed

2 events — show timeline

• 2026-06-13 Listed $120,000 RANW
• 2012-11-14 Sold (Public Records) $78,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,309 · +6.4% YoY. Source: county tax records.