36 11 1/2 Ave · Turtle Lake, WI 54889

$115,000

4 bd · 1.0 ba · 1,462 sqft · SingleFamily · 4 Days on market

Built 1930 5.02 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living with endless potential. This 4-bedroom, 1-bath farmhouse sits on 5 beautiful acres just south of Turtle Lake. The property offers stunning countryside views, abundant wildlife: Deer, turkeys, geese, and much more in a peaceful rural setting while still being conveniently close to town. The older farmhouse requires repair, making it an excellent opportunity for a handy buyer, investor, or anyone looking for a country getaway. Renovate and restore the existing home, or start fresh and build the cabin or dream home you've always wanted. Whether you're looking for a hobby farm, hunting retreat, weekend escape, or a scenic building site, this property provides the space, privacy, and natural beauty to make your vision a reality.

Key facts

• Hobby farm
• Hunting retreat
• Abundant wildlife

Tags

• 5 BEAUTIFUL ACRES
• STUNNING COUNTRYSIDE VIEWS
• ABUNDANT WILDLIFE
• PEACEFUL RURAL SETTING
• HOBBY FARM
• HUNTING RETREAT

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Drilled well (water); Propane fuel; Electric with circuit breakers; Sewer: Other
• Home design: Residential property; One and one-half story
• Construction: Stone foundation; Asphalt roof; Above-grade living area 1,462 (additional below-grade area exists); Below-grade area approximately 805
• Exterior features: Patio; Lot approximately 5.02 acres (350 x 625 x 350 x 625)

Interior

• Kitchen: Eat-in kitchen; Range; Refrigerator
• Bedrooms: Four bedrooms total; One bedroom located on the upper level; remaining bedrooms on the main level
• Bathrooms: One full bathroom on the main floor (approx. 5x12)
• Heating & cooling: Forced air heating; No central air
• Interior features: Range and refrigerator included; Eat-in kitchen; Main floor bedroom; Main floor laundry
• Laundry & utility: Main floor laundry (approx. 5x7)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 64/100 on livability (#553 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D, health & safety D.
• Turtle Lake School District (rural): math 41% / reading 38% proficiency, ranked #167 of 342 in WI (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 156 units permitted in Barron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barron County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.1

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-6,843
• Equity at exit: $17,147

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $9,196
• Equity at exit: $9,943

Cash invested: $32,200 (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 54889

• Home prices YoY: -15.2%
• Active inventory: 37
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $185

Break-even live

Break-even rent $948

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-12
   status $115,000 Pending 4 DOM
2. 2026-06-09
   days on market $115,000 Active 4 DOM
3. 2026-06-08
   days on market $115,000 Active 3 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $115,000 Active 2 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: $1,175 · $98/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$476/yr (+$40/mo · 40.5%)

ⓘ 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,191
• − Mortgage interest: −$6,442
• − Property taxes: −$1,175
• − Insurance: −$575
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,345
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $2,132/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: Turtle Lake School District
• NCES district ID: 5515060
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 38% ▲ 3.00%
• Median HH income: $46,213
• Composite: 33.74/100
• National rank: #5374
• State rank: #167 of 342 in WI

Livability — Turtle Lake

• Score: 64/100
• State rank: #553
• US rank: #14159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,889

Population outlook (Barron County) Hauer SSP2

• Today (2025): 44,046 people
• By 2030: 42,731 · -3.0%
• By 2040: 39,513 · -10.3%
• By 2050: 36,157 · -17.9%
• By 2075: 29,204 · -33.7%
• By 2100: 22,649 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 17% Lithuanian 4% Slovak 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Barron

• 2024 margin: Strong R (+29.1) · D 33.4% · R 62.5% · Other 4.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 7.1pp · 2024: -29.1pp
• All cycles: 2024: R+29.1 2020: R+26.1 2016: R+25.4 2012: R+2.4 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.34%
• Current HPI: 214.3862
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-04 Listed $115,000 WWRA
• 2026-06-04 Listed $115,000 RANWW

Property tax history

+3.6%/yr

Latest (2025): $1,175 · +11.2% YoY. Source: county tax records.