701 Memory Ln · Wabeno, WI 54566

$79,900

3 bd · 1.5 ba · 1,008 sqft · Other · 37 Days on market

Built 1972 1.72 ac lot $79/sqft · 72% below area

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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 +29.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

14x72 trailer home featuring 3Br's and 1.5 baths built in 1974 by Marshfield homes in Wis. Home is being Sold fully furnished with appliances . All the furnishings, kitchen ware, clean linens, and wall hangings included . Move right in. Almost 2 acre lot with nice yard . Drilled well and 2000 gal holding tank. Home sits on concrete blocks . Wooden front deck. 7 acre wooden lot behind is also for sale at $79,900 borders the National forest. MLS # 50325318 The combo would make a nice hunting property. Home is assessible by a road known as Memory Lane and is shared by recorded easement with 5 others. A locked gate is at the entry off Old 32 road of which all 6 owners have a key . Close to shop

Key facts

• Wooden front deck
• 7 acre wooden lot
• Almost 2 acre lot

Tags

• FULLY FURNISHED
• ALMOST 2 ACRE LOT
• DRILLED WELL
• 2000 GAL HOLDING TANK
• WOODEN FRONT DECK
• 7 ACRE WOODEN LOT

Property features AI

Finance

• Other: Lot size approximately 1.72 acres; Zoned residential

Exterior

• Utilities: Well water; Holding tank for wastewater
• Home design: Single-family home; Construction completed
• Construction: Estimated finished above-grade area about 1,008; Estimated total living area range 1,001–1,250; Built/recorded by owner
• Exterior features: Aluminum/steel exterior

Interior

• Kitchen: Range/oven; Refrigerator; Kitchen on main level
• Bedrooms: Master bedroom on main level (approx. 11 x 11); Second bedroom on main level (approx. 9 x 9); Third bedroom on main level (approx. 10 x 13)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; LP (propane) gas fuel
• Interior features: Living room on main level (approx. 13 x 16); Main-level kitchen (approx. 11 x 13); No basement (slab foundation)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#530 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime D+, schools F, amenities F.
• Wabeno Area School District (rural): math 20% / reading 20% proficiency, ranked #412 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 69 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Forest County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $80k implies a 357% gain — meaningful room to come down on a strong offer.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.70%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $290,229
• List price: $79,900
• Delta: -72.47%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 3.72×
• Total profit: $60,936
• Equity at exit: $71,980

10-year hold

• IRR: 30.2%
• Equity multiple: 8.41×
• Total profit: $165,667
• Equity at exit: $155,228

Cash invested: $22,372 (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 54566

• Home prices YoY: 5.8%
• Active inventory: 15
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $274

Break-even live

Break-even rent $609

Max offer price $79,900

Occupancy floor 66%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 37 DOM
2. 2026-06-17
   days on market $79,900 Active 36 DOM
3. 2026-06-16
   days on market $79,900 Active 35 DOM
4. 2026-06-15
   days on market $79,900 Active 34 DOM
5. 2026-06-15
   days on market $79,900 Active 33 DOM
6. 2026-06-13
   days on market $79,900 Active 32 DOM
7. 2026-06-12
   days on market $79,900 Active 31 DOM
8. 2026-06-09
   days on market $79,900 Active 28 DOM
9. 2026-06-08
   days on market $79,900 Active 27 DOM
10. 2026-06-08
    days on market $79,900 Active 26 DOM
11. 2026-06-05
    days on market $79,900 Active 24 DOM
12. 2026-06-04
    days on market $79,900 Active 23 DOM
13. 2026-06-03
    days on market $79,900 Active 22 DOM
14. 2026-06-02
    days on market $79,900 Active 21 DOM
15. 2026-06-01
    days on market $79,900 Active 20 DOM
16. 2026-05-31
    days on market $79,900 Active 19 DOM
17. 2026-05-08
    listed $79,900 Active 801-char remark
18. 2006-01-05
    soldstatus $17,500

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $914 · $76/mo
• Expected delta: +$564/yr (+$47/mo · 161.0%)

ⓘ 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 (unshaded) · 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: $11,475
• − Mortgage interest: −$4,476
• − Property taxes: −$350
• − Insurance: −$400
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,324
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $2,786/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: Wabeno Area School District
• NCES district ID: 5515390
• Math proficiency: 20% ▼ -6.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $42,225
• Composite: 20.42/100
• National rank: #13797
• State rank: #412 of 426 in WI

Livability — Wabeno

• Score: 64/100
• State rank: #530
• US rank: #13647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,377

Population outlook (Forest County) Hauer SSP2

• Today (2025): 8,449 people
• By 2030: 8,032 · -4.9%
• By 2040: 7,064 · -16.4%
• By 2050: 6,119 · -27.6%
• By 2075: 4,592 · -45.7%
• By 2100: 3,630 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 13% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 4% Portuguese 4%
• Foreign-born: 1%
• Languages at home: 92% English-only · German/W. Germanic 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+33.4) · D 33.0% · R 66.4%
• 2008→2024 swing: -48.5pp toward R · 2008: 15.2pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+30.9 2016: R+26.7 2012: D+5.4 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.09%
• Current HPI: 221.4098
• 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

+356.6% since first listed

2 events — show timeline

• 2026-05-08 Listed $79,900 RANW
• 2006-01-05 Sold (Public Records) $17,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $350 · +22.4% YoY. Source: county tax records.