N8879 Dickerson Ave · Willard, WI 54493

$218,000

2 bd · 1.0 ba · 1,060 sqft · Other · 64 Days on market

Built 1979 3.40 ac lot $206/sqft · 29% below area Est $308k · 29% under ↓ 17% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• Cash flow +4.9/30.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

"THE WILDERNESS CABIN" You are in the wilderness with this Secluded, Quiet, Private cabin in the woods on 3.4 acres right next to a creek just a short distance from the very popular Rock Dam Lake. All the comforts from home with a swing in the screened porch, water, septic and more. This recreational paradise offers the beautiful lake, 1,000 of Clark County Forest (Great Hunting) hundreds of miles of recreational trails and everything you could want. Having fun here is mandatory, come and take a look.

Key facts

• Private cabin
• Recreational trails
• Next to a creek

Tags

• SECLUDED CABIN
• PRIVATE CABIN
• SCREENED PORCH
• NEXT TO A CREEK
• CLARK COUNTY FOREST
• RECREATIONAL TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $218k.

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (42.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (50.8% below list).
• Recommended offer: $107k (50.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Osseo-Fairchild School District (rural): math 40% / reading 38% proficiency, ranked #170 of 342 in WI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 76 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $18k appreciation (8.2% local appreciation)).
• Clark County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 64 days — a 6% lower offer ($205k) 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 $107,165 (50.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 3.44%
• Cash-on-cash: -10.19%
• DSCR: 0.55
• GRM: 17.0

CMA / ARV

• ARV (median comp): $308,442
• List price: $218,000
• Delta: -29.32%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

8.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.97×
• Total profit: $59,357
• Equity at exit: $168,436

10-year hold

• IRR: 13.1%
• Equity multiple: 4.22×
• Total profit: $196,736
• Equity at exit: $337,064

Cash invested: $61,040 (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 54493

• Home prices YoY: 4.3%
• Active inventory: 7
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-518

Break-even live

Break-even rent $1,728

Max offer price $126,409

Occupancy floor —

Sensitivity live

Price	-10% $-395	-5% $-457	+0% $-518	+5% $-580	+10% $-642
Rent	-10% $-603	-5% $-561	+0% $-518	+5% $-476	+10% $-434
Rate	-1.0pp $-409	-0.5pp $-463	base $-518	+0.5pp $-575	+1.0pp $-632

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $218,000 Active 64 DOM
2. 2026-06-18
   days on market $218,000 Active 62 DOM
3. 2026-06-17
   remarks 515-char remark
4. 2026-06-17
   days on market $218,000 Active 61 DOM
5. 2026-06-16
   days on market $218,000 Active 60 DOM
6. 2026-06-15
   days on market $218,000 Active 59 DOM
7. 2026-06-15
   days on market $218,000 Active 58 DOM
8. 2026-06-13
   days on market $218,000 Active 57 DOM
9. 2026-06-12
   days on market $218,000 Active 56 DOM
10. 2026-06-09
    days on market $218,000 Active 53 DOM
11. 2026-06-08
    days on market $218,000 Active 52 DOM
12. 2026-06-08
    days on market $218,000 Active 51 DOM
13. 2026-06-05
    days on market $218,000 Active 49 DOM
14. 2026-06-03
    days on market $218,000 Active 47 DOM
15. 2026-06-02
    days on market $218,000 Active 46 DOM
16. 2026-06-01
    days on market $218,000 Active 45 DOM
17. 2026-05-31
    days on market $218,000 Active 44 DOM
18. 2026-05-17
    price $218,000 516-char remark

    Show marketing remark (516 chars)

    "THE WILDERNESS CABIN" You are in the wilderness with this Secluded, Quiet, Private cabin in the woods on 3.4 acres right next to a creek just a short distance from the very popular Rock Dam Lake. All the comforts from home with a swing in the screened porch, water, septic and more. This recreational paradise offers the beautiful lake, 1,000 of Clark County Forest (Great Hunting) hundreds of miles of recreational trails and everything you could want. Having fun here is mandatory, come and take a look.

19. 2026-05-13
    status Active 516-char remark

    Show marketing remark (516 chars)

    "THE WILDERNESS CABIN" You are in the wilderness with this Secluded, Quiet, Private cabin in the woods on 3.4 acres right next to a creek just a short distance from the very popular Rock Dam Lake. All the comforts from home with a swing in the screened porch, water, septic and more. This recreational paradise offers the beautiful lake, 1,000 of Clark County Forest (Great Hunting) hundreds of miles of recreational trails and everything you could want. Having fun here is mandatory, come and take a look.

20. 2026-04-21
    historical Contingent 516-char remark

    Show marketing remark (516 chars)

    "THE WILDERNESS CABIN" You are in the wilderness with this Secluded, Quiet, Private cabin in the woods on 3.4 acres right next to a creek just a short distance from the very popular Rock Dam Lake. All the comforts from home with a swing in the screened porch, water, septic and more. This recreational paradise offers the beautiful lake, 1,000 of Clark County Forest (Great Hunting) hundreds of miles of recreational trails and everything you could want. Having fun here is mandatory, come and take a look.

21. 2026-04-16
    listed $224,000 Active 516-char remark

    Show marketing remark (516 chars)

    "THE WILDERNESS CABIN" You are in the wilderness with this Secluded, Quiet, Private cabin in the woods on 3.4 acres right next to a creek just a short distance from the very popular Rock Dam Lake. All the comforts from home with a swing in the screened porch, water, septic and more. This recreational paradise offers the beautiful lake, 1,000 of Clark County Forest (Great Hunting) hundreds of miles of recreational trails and everything you could want. Having fun here is mandatory, come and take a look.

22. 2026-01-09
    historical 321-char remark

    Show marketing remark (321 chars)

    WANT TO GET AWAY!! Well, you will with this extremely secluded rustic cabin located a 1/4 mile in the woods close to Rock Dam Lake. This recreational paradise offers a wonderful lake, 1,000s of acres of County forest (great hunting), hundreds of miles of recreational trails and everything you could want. PRICE REDUCED!!

23. 2025-08-12
    price $248,500 321-char remark

    Show marketing remark (321 chars)

    WANT TO GET AWAY!! Well, you will with this extremely secluded rustic cabin located a 1/4 mile in the woods close to Rock Dam Lake. This recreational paradise offers a wonderful lake, 1,000s of acres of County forest (great hunting), hundreds of miles of recreational trails and everything you could want. PRICE REDUCED!!

24. 2025-07-08
    listed $262,500 Active 321-char remark

    Show marketing remark (321 chars)

    WANT TO GET AWAY!! Well, you will with this extremely secluded rustic cabin located a 1/4 mile in the woods close to Rock Dam Lake. This recreational paradise offers a wonderful lake, 1,000s of acres of County forest (great hunting), hundreds of miles of recreational trails and everything you could want. PRICE REDUCED!!

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $2,803 · $234/mo
• Expected delta: +$1,230/yr (+$103/mo · 78.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 14 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: $12,860
• − Mortgage interest: −$12,211
• − Property taxes: −$1,572
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$6,342
• Taxable loss: −$10,413
• Est. tax savings @ 24.0%: +$2,499
• After-tax cash flow: $-3,723/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: Osseo-Fairchild School District
• NCES district ID: 5511220
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $48,731
• Composite: 33.56/100
• National rank: #5425
• State rank: #170 of 342 in WI

Livability — Willard

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

Census & demographics

• Population (ZIP): 646

Population outlook (Clark County) Hauer SSP2

• Today (2025): 32,111 people
• By 2030: 30,727 · -4.3%
• By 2040: 28,092 · -12.5%
• By 2050: 25,512 · -20.6%
• By 2075: 20,054 · -37.5%
• By 2100: 15,753 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Native American 1%
• Common ancestry: Romanian 8% Portuguese 8% Iranian 2%
• Foreign-born: 3%
• Languages at home: 95% English-only · German/W. Germanic 4% French/Haitian/Cajun 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+39.0) · D 29.4% · R 68.4% · Other 2.1%
• 2008→2024 swing: -46.5pp toward R · 2008: 7.5pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+36.8 2016: R+32.6 2012: R+8.9 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.19%
• Current HPI: 196.7504
• 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

-17.0% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $218,000 CWMLS
• 2026-05-13 Relisted — CWMLS
• 2026-04-21 Contingent — CWMLS
• 2026-04-16 Listed $224,000 CWMLS
• 2026-01-09 Listing Removed — CWMLS
• 2025-08-12 Price Changed $248,500 CWMLS
• 2025-07-08 Listed $262,500 CWMLS

Property tax history

+2.1%/yr

Latest (2025): $1,572 · +2.8% YoY. Source: county tax records.