6418 County Rd N · Arpin, WI 54410

$84,900

3 bd · 1.0 ba · 1,319 sqft · SingleFamily · 34 Days on market

Built 1922 6,534 sqft lot $64/sqft · 36% below area Est $132k · 36% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.4/10.0
• 1% rule +8.4/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for that perfect "sweat equity" opportunity? This charming 3-bedroom ranch sits on a generous lot and has been lovingly cared for by the same owners for years. It?s move-in ready but priced to let you modernize at your own pace. Outside, the oversized 4-car garage with a loft and a220-amp service is a rare find, providing ample room for toys, tools, or a future ADU. Escape the city hustle and plant roots in a home that offers more square footage?and more freedom?for your dollar.

Key facts

• Large storage area
• 6,534 sq ft lot
• 2 garage spots

Tags

• WASHER AND DRYER HOOKUPS
• OVERSIZED TWO CAR GARAGE
• LARGE STORAGE AREA

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas available for heating
• Home design: 1.5-story single-family home; Shingle roof
• Construction: Approximately 1,319 finished above-grade square feet; About 600 sq ft of unfinished below-grade space
• Exterior features: Porch; Smaller lot (about 0.15 acre)

Interior

• Kitchen: Kitchen on main level — 14 x 15
• Bedrooms: Master bedroom (Main) — 11 x 17; Bedroom 2 (Upper) — 11 x 11; Bedroom 3 (Upper) — 9 x 16
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; Front porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#662 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Auburndale School District (rural): math 37% / reading 37% proficiency, ranked #193 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Auburndale Elementary (math 62% / reading 47%, grade C, #166 of 1,041 statewide, top 20%, 419 students, 0% FRL); Auburndale High (math 22% / reading 30%, grade F, #282 of 483 statewide, top 59%, 410 students, 0% FRL) — zoned schools average 0% FRL vs 23% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 122 units permitted in Wood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($587 loan paydown + $8k appreciation (8.9% local appreciation)).
• Wood County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $42k; list at $85k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (median comp): $132,045
• List price: $84,900
• Delta: -35.70%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6436 County Rd N	0.03mi	2/2.0 (-1)	1,245 (-6%)	1mo	$230,000	$185	79
6431 Wisconsin St	0.04mi	3/1.0	1,200 (-9%)	15mo	$131,000	$109	71

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

Projected returns pro-forma

8.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 3.58×
• Total profit: $61,360
• Equity at exit: $69,564

10-year hold

• IRR: 30.7%
• Equity multiple: 7.83×
• Total profit: $162,426
• Equity at exit: $143,216

Cash invested: $23,772 (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 54410

• Home prices YoY: 3.7%
• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $340

Break-even live

Break-even rent $710

Max offer price $84,900

Occupancy floor 65%

Sensitivity live

Price	-10% $388	-5% $364	+0% $340	+5% $316	+10% $291
Rent	-10% $249	-5% $295	+0% $340	+5% $385	+10% $430
Rate	-1.0pp $382	-0.5pp $361	base $340	+0.5pp $318	+1.0pp $295

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $84,900 Active 34 DOM
2. 2026-06-21
   days on market $84,900 Active 33 DOM
3. 2026-06-18
   days on market $84,900 Active 31 DOM
4. 2026-06-17
   days on market $84,900 Active 30 DOM
5. 2026-06-16
   days on market $84,900 Active 29 DOM
6. 2026-06-15
   days on market $84,900 Active 28 DOM
7. 2026-06-15
   days on market $84,900 Active 27 DOM
8. 2026-06-13
   days on market $84,900 Active 26 DOM
9. 2026-06-12
   days on market $84,900 Active 25 DOM
10. 2026-06-09
    days on market $84,900 Active 22 DOM
11. 2026-06-08
    days on market $84,900 Active 21 DOM
12. 2026-06-08
    days on market $84,900 Active 20 DOM
13. 2026-06-05
    days on market $84,900 Active 18 DOM
14. 2026-06-03
    days on market $84,900 Active 16 DOM
15. 2026-06-02
    days on market $84,900 Active 15 DOM
16. 2026-06-01
    days on market $84,900 Active 14 DOM
17. 2026-05-31
    days on market $84,900 Active 13 DOM
18. 2026-05-18
    listed $84,900 Active 419-char remark
19. 2026-05-15
    historical 502-char remark

    Show marketing remark (502 chars)

    Looking for that perfect "sweat equity" opportunity? This charming 3-bedroom ranch sits on a generous lot and has been lovingly cared for by the same owners for years. It?s move-in ready but priced to let you modernize at your own pace. Outside, the oversized 4-car garage with a loft and a220-amp service is a rare find, providing ample room for toys, tools, or a future ADU. Escape the city hustle and plant roots in a home that offers more square footage?and more freedom?for your dollar.

20. 2026-03-12
    price $84,900 502-char remark

    Show marketing remark (502 chars)

    Looking for that perfect "sweat equity" opportunity? This charming 3-bedroom ranch sits on a generous lot and has been lovingly cared for by the same owners for years. It?s move-in ready but priced to let you modernize at your own pace. Outside, the oversized 4-car garage with a loft and a220-amp service is a rare find, providing ample room for toys, tools, or a future ADU. Escape the city hustle and plant roots in a home that offers more square footage?and more freedom?for your dollar.

21. 2025-12-30
    status Active 502-char remark

    Show marketing remark (502 chars)

    Looking for that perfect "sweat equity" opportunity? This charming 3-bedroom ranch sits on a generous lot and has been lovingly cared for by the same owners for years. It?s move-in ready but priced to let you modernize at your own pace. Outside, the oversized 4-car garage with a loft and a220-amp service is a rare find, providing ample room for toys, tools, or a future ADU. Escape the city hustle and plant roots in a home that offers more square footage?and more freedom?for your dollar.

22. 2025-12-24
    historical 502-char remark

    Show marketing remark (502 chars)

    Looking for that perfect "sweat equity" opportunity? This charming 3-bedroom ranch sits on a generous lot and has been lovingly cared for by the same owners for years. It?s move-in ready but priced to let you modernize at your own pace. Outside, the oversized 4-car garage with a loft and a220-amp service is a rare find, providing ample room for toys, tools, or a future ADU. Escape the city hustle and plant roots in a home that offers more square footage?and more freedom?for your dollar.

23. 2025-09-30
    listed $95,900 Active 502-char remark

    Show marketing remark (502 chars)

    Looking for that perfect "sweat equity" opportunity? This charming 3-bedroom ranch sits on a generous lot and has been lovingly cared for by the same owners for years. It?s move-in ready but priced to let you modernize at your own pace. Outside, the oversized 4-car garage with a loft and a220-amp service is a rare find, providing ample room for toys, tools, or a future ADU. Escape the city hustle and plant roots in a home that offers more square footage?and more freedom?for your dollar.

24. 2013-04-26
    listed $49,000

    Show marketing remark (584 chars)

    Big 2 story 4 car garage & there is a nice house too! 1.5 Story home has open floor plan, main floor laundry /mud room, bedroom, & full bath. Upper has 2 bedrooms. N Gas furnace & wood furnace. Numerous updates, move in ready. Some newer windows, flooring, central air, appliances included. Garage has wood stove, 220 AMP, w/ stairway to upper level. Great for family gatherings, hobbies, business, or storage. Located in the village of Arpin. ,Call for a complete list of updates & set up your showing today. Lot Size, Stories, Sq Ft & Age Per Assessor.

25. 2013-04-26
    soldstatus $42,000

    Show marketing remark (584 chars)

    Big 2 story 4 car garage & there is a nice house too! 1.5 Story home has open floor plan, main floor laundry /mud room, bedroom, & full bath. Upper has 2 bedrooms. N Gas furnace & wood furnace. Numerous updates, move in ready. Some newer windows, flooring, central air, appliances included. Garage has wood stove, 220 AMP, w/ stairway to upper level. Great for family gatherings, hobbies, business, or storage. Located in the village of Arpin. ,Call for a complete list of updates & set up your showing today. Lot Size, Stories, Sq Ft & Age Per Assessor.

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,267 · $106/mo
• Expected delta: +$304/yr (+$25/mo · 31.6%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,677
• − Mortgage interest: −$4,756
• − Property taxes: −$963
• − Insurance: −$424
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,470
• Taxable income: $2,875
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,384/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: Auburndale School District
• NCES district ID: 5500600
• Math proficiency: 37% ▬ 0.00%
• Reading proficiency: 37% ▼ -12.00%
• Median HH income: $55,737
• Composite: 32.56/100
• National rank: #5685
• State rank: #193 of 342 in WI

Livability — Arpin

• Score: 61/100
• State rank: #662
• US rank: #17506

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

• Census place: Arpin, WI
• City population: 2,440
• Population (ZIP): 2,440

Population outlook (Wood County) Hauer SSP2

• Today (2025): 69,530 people
• By 2030: 66,919 · -3.8%
• By 2040: 60,735 · -12.6%
• By 2050: 54,077 · -22.2%
• By 2075: 41,820 · -39.9%
• By 2100: 31,863 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Portuguese 5% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Wood

• 2024 margin: R (+19.9) · D 39.4% · R 59.3% · Other 1.3%
• 2008→2024 swing: -33.1pp toward R · 2008: 13.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+19.2 2016: R+19.3 2012: R+2.9 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.86%
• Current HPI: 247.5583
• 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

+102.1% since first listed

8 events — show timeline

• 2026-05-18 Listed $84,900 CWMLS
• 2026-05-15 Listing Removed — SCWMLS
• 2026-03-12 Price Changed $84,900 SCWMLS
• 2025-12-30 Relisted — SCWMLS
• 2025-12-24 Listing Removed — SCWMLS
• 2025-09-30 Listed $95,900 SCWMLS
• 2013-04-26 Listed $49,000 CWMLS
• 2013-04-26 Sold (MLS) $42,000 CWMLS

Property tax history

-2.2%/yr

Latest (2025): $963 · -44.7% YoY. Source: county tax records.