W12560 Handsaw Rd · Crivitz, WI 54114

$120,000

3 bd · 1.0 ba · 1,056 sqft · Other · 2 Days on market

Built 2001 0.50 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Crivitz Area- 3 bdrm, 1 bath, 4 ft full cement crawl space. New roof 2024, Only minutes from Peshtio Flowage on Boat Landing 2. DNR Public Lands and Marinette Cty Forest in the neighborhood. UTV trails everywhere, . Yes, it's your dream location. Kayak, fish, hunting. Sand point well. 1/2 acre wooded parcel.

Key facts

• Boat landing
• Wooded parcel
• Public lands

Tags

• NEW ROOF
• PUBLIC LANDS
• WOODED PARCEL
• BOAT LANDING
• UTV TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $320 ($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 69/100 on livability (#343 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D, amenities F, commute F.
• Crivitz School District (rural): math 38% / reading 34% proficiency, ranked #225 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crivitz Elementary (math 32% / reading 30%, grade F, #701 of 1,041 statewide, top 67%, 468 students, 44% FRL); Crivitz High (math 54% / reading 44%, grade D, #36 of 483 statewide, top 9%, 219 students, 42% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 83 active listings in the ZIP; 145 units permitted in Marinette 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.
• Marinette County population projected at -26% 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.

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.2

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $908
• Equity at exit: $17,892

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $26,969
• 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 54114

• Home prices YoY: -12.5%
• Active inventory: 83
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $320

Break-even live

Break-even rent $985

Max offer price $120,000

Occupancy floor 72%

Sensitivity live

Price	-10% $388	-5% $354	+0% $320	+5% $286	+10% $252
Rent	-10% $210	-5% $265	+0% $320	+5% $375	+10% $430
Rate	-1.0pp $380	-0.5pp $350	base $320	+0.5pp $289	+1.0pp $257

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 2 events

1. 2026-04-22
   status Pending
2. 2026-04-20
   listed $120,000 Active

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,703 · $142/mo
• Expected delta: +$517/yr (+$43/mo · 43.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $16,676
• − Mortgage interest: −$6,722
• − Property taxes: −$1,186
• − Insurance: −$600
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,491
• Taxable income: $2,009
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $3,354/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: Crivitz School District
• NCES district ID: 5502970
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $40,013
• Composite: 30.25/100
• National rank: #6289
• State rank: #225 of 342 in WI

Livability — Crivitz

• Score: 69/100
• State rank: #343
• US rank: #8781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,845

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 15% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.94%
• Current HPI: 244.7298
• 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

2 events — show timeline

• 2026-04-22 Pending — METROMLS
• 2026-04-20 Listed $120,000 METROMLS

Property tax history

+1.6%/yr

Latest (2025): $1,186 · +1.7% YoY. Source: county tax records.