2957 6th Ave · Grand Marsh, WI 53936

$89,700

2 bd · 1.0 ba · 840 sqft · Other · 135 Days on market

Built 1996 0.70 ac lot ↓ 10% since listing

---

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 +23.3/30.0
• Appreciation +9.6/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Price Improvement make your offer NOW! If you're searching near Wisconsin Dells, Adams, and Castle Rock Lake, this 2-bedroom, 1-bath manufactured ranch home offers the perfect retreat. Enjoy boating, fishing, hiking, and snowmobiling on and around Castle Rock Lake. Buckhorn and Adams County parks offer additional recreational opportunities. A peaceful setting: Whether you prefer quiet mornings on the porch or active afternoons, this location caters to a relaxed lifestyle.

Key facts

• Bright living area
• Main level living
• Porch

Tags

• SINGLE LEVEL LIVING
• BRIGHT LIVING AREA
• EFFICIENT KITCHEN SPACE
• MAIN LEVEL LIVING
• PORCH
• NATURAL SETTING

Property features AI

Finance

• Other: All furniture, appliances, window treatments, deep freezer, washer/dryer included (seller's personal items excluded)

Exterior

• Parking: Detached 1-car garage
• Utilities: Well water; Private septic system; LP gas
• Home design: Single-family, 1-story home
• Construction: Approximately 840 finished above-grade square feet; No finished below-grade space
• Exterior features: Vinyl exterior; Wooded lot

Interior

• Kitchen: Kitchen on main level, approximately 13 x 10; Includes appliances (see inclusions)
• Bedrooms: Master bedroom on main level, approximately 13 x 12; Second bedroom on main level, approximately 13 x 10
• Bathrooms: One full bathroom; No master bathroom
• Heating & cooling: Forced air heating; Central air conditioning; LP gas fuel
• Interior features: Living room on main level, approximately 13 x 15; No basement (slab); Main-level layout
• Laundry & utility: Washer and dryer included; Deep freezer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($908 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#703 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adams-Friendship Elementary (math 27% / reading 17%, grade F, #823 of 1,041 statewide, top 82%, 494 students, 67% FRL); Adams-Friendship High (math 12% / reading 17%, grade F, #427 of 483 statewide, top 90%, 443 students, 62% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($620 loan paydown + $8k appreciation (9.2% local appreciation)).
• Adams County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($79k) 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.

Recommended offer $78,936 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.16×
• Total profit: $54,318
• Equity at exit: $75,505

10-year hold

• IRR: 25.0%
• Equity multiple: 7.00×
• Total profit: $150,580
• Equity at exit: $157,496

Cash invested: $25,116 (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 53936

• Home prices YoY: 3.5%
• Active inventory: 16
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$470
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $165

Break-even live

Break-even rent $700

Max offer price $89,700

Occupancy floor 77%

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: $22,425
• Closing costs: $2,691
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-25
   status Pending
2. 2026-05-13
   historical Offer Show
3. 2026-05-11
   price $89,700
4. 2026-05-11
   status Active
5. 2026-02-10
   historical Offer Show
6. 2026-01-09
   listed $89,900 Active
7. 2026-01-01
   historical 479-char remark

   Show marketing remark (479 chars)

   Price Improvement make your offer NOW! If you're searching near Wisconsin Dells, Adams, and Castle Rock Lake, this 2-bedroom, 1-bath manufactured ranch home offers the perfect retreat. Enjoy boating, fishing, hiking, and snowmobiling on and around Castle Rock Lake. Buckhorn and Adams County parks offer additional recreational opportunities. A peaceful setting: Whether you prefer quiet mornings on the porch or active afternoons, this location caters to a relaxed lifestyle.

8. 2025-11-06
   price $89,900 479-char remark

   Show marketing remark (479 chars)

   Price Improvement make your offer NOW! If you're searching near Wisconsin Dells, Adams, and Castle Rock Lake, this 2-bedroom, 1-bath manufactured ranch home offers the perfect retreat. Enjoy boating, fishing, hiking, and snowmobiling on and around Castle Rock Lake. Buckhorn and Adams County parks offer additional recreational opportunities. A peaceful setting: Whether you prefer quiet mornings on the porch or active afternoons, this location caters to a relaxed lifestyle.

9. 2025-08-12
   price $94,500 479-char remark

   Show marketing remark (479 chars)

   Price Improvement make your offer NOW! If you're searching near Wisconsin Dells, Adams, and Castle Rock Lake, this 2-bedroom, 1-bath manufactured ranch home offers the perfect retreat. Enjoy boating, fishing, hiking, and snowmobiling on and around Castle Rock Lake. Buckhorn and Adams County parks offer additional recreational opportunities. A peaceful setting: Whether you prefer quiet mornings on the porch or active afternoons, this location caters to a relaxed lifestyle.

10. 2025-06-24
    price $94,900 479-char remark

    Show marketing remark (479 chars)

    Price Improvement make your offer NOW! If you're searching near Wisconsin Dells, Adams, and Castle Rock Lake, this 2-bedroom, 1-bath manufactured ranch home offers the perfect retreat. Enjoy boating, fishing, hiking, and snowmobiling on and around Castle Rock Lake. Buckhorn and Adams County parks offer additional recreational opportunities. A peaceful setting: Whether you prefer quiet mornings on the porch or active afternoons, this location caters to a relaxed lifestyle.

11. 2025-05-22
    listed $99,900 Active 479-char remark

    Show marketing remark (479 chars)

    Price Improvement make your offer NOW! If you're searching near Wisconsin Dells, Adams, and Castle Rock Lake, this 2-bedroom, 1-bath manufactured ranch home offers the perfect retreat. Enjoy boating, fishing, hiking, and snowmobiling on and around Castle Rock Lake. Buckhorn and Adams County parks offer additional recreational opportunities. A peaceful setting: Whether you prefer quiet mornings on the porch or active afternoons, this location caters to a relaxed lifestyle.

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$559/yr (+$47/mo · 103.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥99°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,897
• − Mortgage interest: −$5,025
• − Property taxes: −$541
• − Insurance: −$448
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,609
• Taxable income: $530
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $1,847/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: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Grand Marsh

• Score: 60/100
• State rank: #703
• US rank: #19092

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): 1,174

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 9% Portuguese 8% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.18%
• Current HPI: 268.0272
• 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

-10.2% since first listed

11 events — show timeline

• 2026-05-25 Pending — SCWMLS
• 2026-05-13 Contingent — SCWMLS
• 2026-05-11 Price Changed $89,700 SCWMLS
• 2026-05-11 Relisted — SCWMLS
• 2026-02-10 Contingent — SCWMLS
• 2026-01-09 Listed $89,900 SCWMLS
• 2026-01-01 Listing Removed — SCWMLS
• 2025-11-06 Price Changed $89,900 SCWMLS
• 2025-08-12 Price Changed $94,500 SCWMLS
• 2025-06-24 Price Changed $94,900 SCWMLS
• 2025-05-22 Listed $99,900 SCWMLS

Property tax history

+1.1%/yr

Latest (2024): $541 · +28.1% YoY. Source: county tax records.