610 2nd St · Bruce, WI 54868

$61,700

2 bd · 1.0 ba · 900 sqft · Other · 45 Days on market

Built 1965 10,018 sqft lot $69/sqft · 30% below area Est $88k · 30% under

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 610 N 2nd St in Bruce! This two-bedroom home offers convenient main floor living with both bedrooms, a full bath, kitchen, and a spacious living area all on one level. The lower level is unfinished and includes a tuck-under style garage, providing additional storage and flexibility. Located in the Village of Bruce, this property presents a great opportunity for owner-occupants or investors to add value and make it their own.

Key facts

• Main floor living
• Additional storage
• 0.23 acre lot

Tags

• MAIN FLOOR LIVING
• TUCK-UNDER STYLE GARAGE
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#700 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, health & safety D, schools D-.
• Bruce School District (rural): math 40% / reading 30% proficiency, ranked #240 of 342 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 90 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $427 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rusk County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,849 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1965 — 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 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?
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: 1.87% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.96%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $88,120
• List price: $61,700
• Delta: -29.98%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.3%
• Equity multiple: 2.22×
• Total profit: $21,153
• Equity at exit: $9,200

10-year hold

• IRR: 36.7%
• Equity multiple: 4.39×
• Total profit: $58,570
• Equity at exit: $5,335

Cash invested: $17,276 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$324
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $489

Break-even live

Break-even rent $533

Max offer price $61,700

Occupancy floor 53%

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: $15,425
• Closing costs: $1,851
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   price $61,700 450-char remark

   Show marketing remark (450 chars)

   Opportunity awaits at 610 N 2nd St in Bruce! This two-bedroom home offers convenient main floor living with both bedrooms, a full bath, kitchen, and a spacious living area all on one level. The lower level is unfinished and includes a tuck-under style garage, providing additional storage and flexibility. Located in the Village of Bruce, this property presents a great opportunity for owner-occupants or investors to add value and make it their own.

2. 2026-04-11
   listed $72,500 Active 450-char remark

   Show marketing remark (450 chars)

   Opportunity awaits at 610 N 2nd St in Bruce! This two-bedroom home offers convenient main floor living with both bedrooms, a full bath, kitchen, and a spacious living area all on one level. The lower level is unfinished and includes a tuck-under style garage, providing additional storage and flexibility. Located in the Village of Bruce, this property presents a great opportunity for owner-occupants or investors to add value and make it their own.

3. 2022-08-23
   soldstatus $100,000
4. 2021-11-30
   soldstatus $50,000

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$142/yr (+$12/mo · 16.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 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: $13,816
• − Mortgage interest: −$3,456
• − Property taxes: −$857
• − Insurance: −$308
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,795
• Taxable income: $5,189
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,621/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: Bruce School District
• NCES district ID: 5501830
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $40,032
• Composite: 29.45/100
• National rank: #6516
• State rank: #240 of 342 in WI

Livability — Bruce

• Score: 60/100
• State rank: #700
• US rank: #18959

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

• Census place: Bruce, WI
• Population (ZIP): 16,054

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 12,916 people
• By 2030: 12,181 · -5.7%
• By 2040: 10,611 · -17.8%
• By 2050: 9,174 · -29.0%
• By 2075: 7,137 · -44.7%
• By 2100: 5,766 · -55.4%

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 · Rusk

• 2024 margin: Solid R (+38.0) · D 30.5% · R 68.5% · Other 1.0%
• 2008→2024 swing: -46.3pp toward R · 2008: 8.3pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.7 2016: R+34.0 2012: R+3.9 2008: D+8.3

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

+23.4% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $61,700 RANWW
• 2026-04-11 Listed $72,500 RANWW
• 2022-08-23 Sold (Public Records) $100,000 Public Records
• 2021-11-30 Sold (Public Records) $50,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $857 · +25.3% YoY. Source: county tax records.