708 N Central Ave · Crandon, WI 54520

$129,900

3 bd · 1.0 ba · 1,900 sqft · SingleFamily · 13 Days on market

Built 1902 0.40 ac lot Est $238k · 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home sits on a quiet location near downtown and the Nicolet National Forest, perfect as a starter, rental, or vacation home!

Key facts

• Outdoor recreation
• Spacious backyard
• 0.4 acre lot

Tags

• SPACIOUS BACKYARD
• GENEROUSLY SIZED DECK
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Two-story single-family home; Finished above grade living area (estimated 1,776); Finished below grade living area (239)
• Construction: Assessor/public record year built; Wood construction
• Exterior features: Wood exterior; Approximately 0.4 acre lot; Residential zoning

Interior

• Kitchen: Range; Exhaust hood; Dishwasher
• Bedrooms: Master bedroom on upper level (16 x 17); Bedroom 2 on upper level (12 x 14); Bedroom 3 on upper level (11 x 12)
• Bathrooms: One full bathroom; No master bedroom bath
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Full basement; Living room on main level (10 x 14); Dining room on main level (10 x 11); Kitchen on main level (10 x 12)
• Laundry & utility: Washer included; Dryer included; Piano included; Window coverings included; Picnic tables included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $71 ($847/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.3% below list).
• Recommended offer: $115k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#704 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment C-, health & safety D, schools F.
• Crandon School District (rural): math 26% / reading 28% proficiency, ranked #307 of 342 in WI (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 57 active listings in the ZIP; 69 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Forest County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago 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 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,259 (11.3% below list)

Questions for the listing agent

1. Built in 1902 — 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 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?
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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.33%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $237,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Hazeldell Ave Ave N	0.07mi	4/1.0 (+1)	1,680 (-12%)	11mo	$90,000	$54	63
101 Wildwood Ave S	0.61mi	3/2.0	1,888 (-1%)	13mo	$249,000	$132	56
707 N Metonga Ave	0.09mi	2/2.0 (-1)	1,686 (-11%)	18mo	$199,900	$119	53
501 Grant St	0.51mi	4/1.5 (+1)	1,753 (-8%)	9mo	$220,000	$125	49

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-16,573
• Equity at exit: $19,369

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-8,717
• Equity at exit: $11,231

Cash invested: $36,372 (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 54520

• Home prices YoY: -7.5%
• Active inventory: 57
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $71

Break-even live

Break-even rent $1,063

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $129,900 Active 13 DOM
2. 2026-06-17
   days on market $129,900 Active 12 DOM
3. 2026-06-16
   days on market $129,900 Active 11 DOM
4. 2026-06-15
   days on market $129,900 Active 10 DOM
5. 2026-06-15
   days on market $129,900 Active 9 DOM
6. 2026-06-13
   days on market $129,900 Active 8 DOM
7. 2026-06-12
   days on market $129,900 Active 7 DOM
8. 2026-06-09
   days on market $129,900 Active 4 DOM
9. 2026-06-08
   days on market $129,900 Active 3 DOM
10. 2026-06-08
    days on market $129,900 Active 2 DOM
11. 2026-06-07
    remarks 585-char remark
12. 2026-06-07
    listed $129,900 Active 1 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: $1,256 · $105/mo
• Projected year-2 tax: $1,829 · $152/mo
• Expected delta: +$574/yr (+$48/mo · 45.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $13,831
• − Mortgage interest: −$7,276
• − Property taxes: −$1,256
• − Insurance: −$650
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,779
• Taxable loss: −$1,342
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $1,169/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: Crandon School District
• NCES district ID: 5502910
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $39,247
• Composite: 22.69/100
• National rank: #8041
• State rank: #307 of 342 in WI

Livability — Crandon

• Score: 60/100
• State rank: #704
• US rank: #19102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crandon, WI
• Population (ZIP): 3,866

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 (72%)
• Race & ethnicity: White 72% Native American 22% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -16.47%
• Current HPI: 202.6563
• 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

+0.9% since first listed

17 events — show timeline

• 2026-06-05 Listed $129,900 SCWMLS
• 2026-04-01 Listing Removed — METROMLS
• 2026-02-13 Price Changed $112,500 METROMLS
• 2026-02-06 Price Changed $117,500 METROMLS
• 2026-01-30 Price Changed $122,500 METROMLS
• 2025-12-02 Price Changed $127,500 METROMLS
• 2025-11-20 Price Changed $132,500 METROMLS
• 2025-11-13 Listed $137,500 METROMLS
• 2025-05-08 Price Changed $139,900 GNMLS
• 2025-04-01 Relisted — GNMLS
• 2024-11-04 Price Changed $144,900 GNMLS
• 2024-09-04 Listed $149,900 GNMLS
• 2023-09-25 Sold (MLS) $122,800 GNMLS
• 2023-08-25 Contingent — GNMLS
• 2023-08-08 Delisted — GNMLS
• 2023-07-31 Contingent — GNMLS
• 2023-07-14 Listed $128,800 GNMLS

Property tax history

-0.3%/yr

Latest (2025): $1,256 · +7.6% YoY. Source: county tax records.