1534 24 1/2 St · Sumner, WI 54868

$119,900

3 bd · 2.0 ba · 1,638 sqft · SingleFamily · 18 Days on market

Built 1941 0.43 ac lot Est $218k · 45% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom stone 3BD 2BA has tons of character. The spacious living room and kitchen flow together, with the kitchen featuring a center island. Ample closet space and built-ins provide tons of extra storage. Bathrooms on both levels add convenience. Excellent level yard on corner lot extends usable outdoor space, ideal for activities or relaxation. Architectural shingles and updated windows, and a large 24x40 attached garage with a 20x24 workshop area, concrete floors, and full electric service. Minutes from US Hwy 53 for an easy commute.

Key facts

• Level yard
• Attached garage
• Updated windows

Tags

• AMPLE CLOSET SPACE
• BUILT-INS
• LEVEL YARD
• CORNER LOT
• UPDATED WINDOWS
• ATTACHED GARAGE

Property features AI

Finance

• Other: Not fractional ownership

Exterior

• Parking: Attached garage with automatic opener (2-car); Gravel driveway; Garage dimensions approximately 24x40, 7' door height, 8' door width
• Utilities: Private drilled well (well water); Private sewer; Propane fuel; 200+ amp electrical service with circuit breakers (Xcel Energy provider)
• Home design: Residential property; One-and-a-half story; Pitched roof; Entry and orientation details not provided
• Construction: Frame construction; Stone foundation; Pitched roof
• Exterior features: Stone exterior accents; Storage shed; Corner lot with light tree coverage; Paved county and township road frontage; Publicly maintained road access

Interior

• Kitchen: Refrigerator; Kitchen/dining room layout
• Bedrooms: Three bedrooms (two on upper level, one on main level)
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on main floor, one on upper level)
• Heating & cooling: Forced air heating; No central air
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Natural woodwork; Full basement
• Laundry & utility: Washer/dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cameron School District (rural): math 41% / reading 39% proficiency, ranked #153 of 342 in WI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 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 $829 of loan paydown is wiped out by about $4k 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

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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: 1.14% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $217,854
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 15 1/4 Ave	0.29mi	3/1.0	1,572 (-4%)	20mo	$60,000	$38	59
2419 15 1/4 Ave	0.34mi	4/2.5 (+1)	1,826 (+12%)	23mo	$242,500	$133	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,341
• Equity at exit: $17,877

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $13,602
• Equity at exit: $10,367

Cash invested: $33,572 (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 54868

• Home prices YoY: -33.3%
• Active inventory: 135
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $221

Break-even live

Break-even rent $1,090

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $119,900 Pending 18 DOM
2. 2026-06-16
   days on market $119,900 Active 18 DOM
3. 2026-06-15
   days on market $119,900 Active 17 DOM
4. 2026-06-15
   days on market $119,900 Active 16 DOM
5. 2026-06-13
   days on market $119,900 Active 15 DOM
6. 2026-06-12
   days on market $119,900 Active 14 DOM
7. 2026-06-09
   days on market $119,900 Active 11 DOM
8. 2026-06-08
   days on market $119,900 Active 10 DOM
9. 2026-06-08
   days on market $119,900 Active 9 DOM
10. 2026-06-05
    days on market $119,900 Active 7 DOM
11. 2026-06-03
    days on market $119,900 Active 5 DOM
12. 2026-06-02
    days on market $119,900 Active 4 DOM
13. 2026-06-01
    days on market $119,900 Active 3 DOM
14. 2026-05-31
    days on market $119,900 Active 2 DOM
15. 2026-05-27
    listed $119,900 Active 540-char remark

    Show marketing remark (540 chars)

    Custom stone 3BD 2BA has tons of character. The spacious living room and kitchen flow together, with the kitchen featuring a center island. Ample closet space and built-ins provide tons of extra storage. Bathrooms on both levels add convenience. Excellent level yard on corner lot extends usable outdoor space, ideal for activities or relaxation. Architectural shingles and updated windows, and a large 24x40 attached garage with a 20x24 workshop area, concrete floors, and full electric service. Minutes from US Hwy 53 for an easy commute.

16. 2026-05-27
    listed $119,900 Active 540-char remark

    Show marketing remark (540 chars)

    Custom stone 3BD 2BA has tons of character. The spacious living room and kitchen flow together, with the kitchen featuring a center island. Ample closet space and built-ins provide tons of extra storage. Bathrooms on both levels add convenience. Excellent level yard on corner lot extends usable outdoor space, ideal for activities or relaxation. Architectural shingles and updated windows, and a large 24x40 attached garage with a 20x24 workshop area, concrete floors, and full electric service. Minutes from US Hwy 53 for an easy commute.

17. 2026-05-27
    listed $119,900 Active 540-char remark

    Show marketing remark (540 chars)

    Custom stone 3BD 2BA has tons of character. The spacious living room and kitchen flow together, with the kitchen featuring a center island. Ample closet space and built-ins provide tons of extra storage. Bathrooms on both levels add convenience. Excellent level yard on corner lot extends usable outdoor space, ideal for activities or relaxation. Architectural shingles and updated windows, and a large 24x40 attached garage with a 20x24 workshop area, concrete floors, and full electric service. Minutes from US Hwy 53 for an easy commute.

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$17/yr (+$1/mo · 0.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°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: $16,425
• − Mortgage interest: −$6,716
• − Property taxes: −$2,185
• − Insurance: −$600
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,488
• Taxable income: $809
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,453/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: Cameron School District
• NCES district ID: 5502130
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $48,763
• Composite: 34.39/100
• National rank: #5209
• State rank: #153 of 342 in WI

Livability — Sumner

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

Census & demographics

• Population (ZIP): 16,054

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 17% Lithuanian 6% Romanian 5%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -110.44%
• Current HPI: 221.0095
• 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

• 2026-05-27 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Listed $119,900 WWRA
• 2026-05-27 Listed $119,900 RANWW

Property tax history

+2.9%/yr

Latest (2025): $2,185 · +2.9% YoY. Source: county tax records.