N11310 E Shore Rd #39

Ainsworth, WI 54462

$18,999D+

2 bd · 1.0 ba · 700 sqft · Built 1972 · SingleFamily · Active · 50 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $818/mo
• Mortgage (P&I): −$100
• Tax + insurance: −$32
• HOA: −$0
• Vac / Maint / Mgmt: −$172
• Net cashflow: $515/mo
• Annual: $6,175/yr
• Cap rate: 38.79%
• Cash-on-cash: 116.08%
• DSCR: 6.16
• 1% rule: 4.30%
• Cash to close: $5,320

Investor read

• This is a 2-bed/1.0-bath single-family listed at $19k. Condition is rated fair.
• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $19k).
• It's been on market 50 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $18k (3.0% below list) — sets the bar for market timing.
• In year one you build about $701 of equity ($131 loan paydown + $570 appreciation (3.0% local appreciation)).
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Elcho School District (rural): math 20% / reading 15% proficiency, ranked #415 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 186 units permitted in Langlade County in 2024 (0 in 5+ unit buildings).
• Langlade County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts; this cycle's ask has dropped $5k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Questions for listing agent

• It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
• What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
• Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?

Repairs flagged (vision-AI assessment)

• Major: Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major: Kitchen countertop — The countertop is worn and in poor condition.
• Major: Bathroom vanity — The vanity is outdated and in poor condition.
• Major: Flooring — The flooring in the kitchen and living areas is carpeted and in poor condition.