516 Grand Ave · Hawkins, WI 54530

$59,000

1 bd · 1.0 ba · 696 sqft · SingleFamily · 36 Days on market

Built 1500 6,098 sqft lot $85/sqft · 18% below area Est $72k · 18% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Enjoy simple, affordable living in the heart of the Northwoods with this 1-bedroom, 1-bathroom manufactured home in Hawkins, WI. Perfect for downsizing or as your weekend getaway, this property features an open living room and dining area that makes the most of its space and natural light. A spacious 2-car garage provides plenty of room for vehicles, gear, and recreational toys. Located just about a block from the local watering hole and the library, you?ll appreciate both convenience and small-town charm. With nearby hunting land, snowmobile trails, ice fishing lakes, ATV routes, and endless outdoor recreation, this home serves as an ideal basecamp for enjoying everything the area has to o

Key facts

• Outdoor recreation
• Open living room
• Ideal basecamp

Tags

• OPEN LIVING ROOM
• DINING AREA
• SPACIOUS GARAGE
• OUTDOOR RECREATION
• IDEAL BASECAMP

Property features AI

Exterior

• Parking: Detached 2-car garage with opener
• Utilities: Municipal water; Municipal sewer; LP gas
• Home design: Single-family, one-story home; Residential zoning; Facing direction not specified; Entry level not specified
• Construction: Finished above-grade living area approximately 696; Finished below-grade area none
• Exterior features: Vinyl exterior; Garden shed; Less than 1/2 acre lot

Interior

• Kitchen: Kitchen on main level, approximately 9 x 9; Range/oven; Refrigerator
• Bedrooms: Master bedroom on main level, approximately 13 x 11
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating powered by LP gas; Central air conditioning
• Interior features: Circuit breakers; Partial block basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($801 rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#547 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, employment D, health & safety D.
• Flambeau School District (rural): math 21% / reading 26% proficiency, ranked #323 of 342 in WI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP; 90 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $984 of equity ($408 loan paydown + $576 appreciation (1.0% local appreciation)).
• Rusk County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% 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 36 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1500 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1500 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.82%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $72,148
• List price: $59,000
• Delta: -18.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.17×
• Total profit: $19,268
• Equity at exit: $20,070

10-year hold

• IRR: 25.8%
• Equity multiple: 4.10×
• Total profit: $51,180
• Equity at exit: $26,616

Cash invested: $16,520 (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 54530

• Home prices YoY: 0.6%
• Active inventory: 7
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $801 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$12 /mo · $143/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $287

Break-even live

Break-even rent $438

Max offer price $59,000

Occupancy floor 59%

Sensitivity live

Price	-10% $320	-5% $303	+0% $287	+5% $270	+10% $253
Rent	-10% $223	-5% $255	+0% $287	+5% $318	+10% $350
Rate	-1.0pp $316	-0.5pp $302	base $287	+0.5pp $271	+1.0pp $256

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $59,000 Active 36 DOM
2. 2026-06-18
   days on market $59,000 Active 34 DOM
3. 2026-06-17
   days on market $59,000 Active 33 DOM
4. 2026-06-16
   days on market $59,000 Active 32 DOM
5. 2026-06-15
   days on market $59,000 Active 31 DOM
6. 2026-06-15
   days on market $59,000 Active 30 DOM
7. 2026-06-13
   days on market $59,000 Active 29 DOM
8. 2026-06-12
   days on market $59,000 Active 28 DOM
9. 2026-06-09
   days on market $59,000 Active 25 DOM
10. 2026-06-08
    days on market $59,000 Active 24 DOM
11. 2026-06-08
    days on market $59,000 Active 23 DOM
12. 2026-06-05
    days on market $59,000 Active 21 DOM
13. 2026-06-03
    days on market $59,000 Active 19 DOM
14. 2026-06-02
    days on market $59,000 Active 18 DOM
15. 2026-06-01
    days on market $59,000 Active 17 DOM
16. 2026-05-31
    days on market $59,000 Active 16 DOM
17. 2026-05-15
    listed $59,000 Active 734-char remark

ⓘ 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: $143 · $12/mo
• Projected year-2 tax: $617 · $51/mo
• Expected delta: +$474/yr (+$40/mo · 332.3%)

ⓘ 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 ≥92°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: $9,608
• − Mortgage interest: −$3,305
• − Property taxes: −$143
• − Insurance: −$295
• − Repairs & maintenance: −$769
• − Management: −$769
• − Depreciation: −$1,716
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $2,813/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: Flambeau School District
• NCES district ID: 5514970
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 26% ▼ -4.00%
• Median HH income: $39,502
• Composite: 19.8/100
• National rank: #8701
• State rank: #323 of 342 in WI

Livability — Hawkins

• Score: 64/100
• State rank: #547
• US rank: #14082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawkins, WI
• Population (ZIP): 739

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 13% Portuguese 7% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Russian/Polish/Slavic 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: ▲ 0.98%
• Current HPI: 171.3705
• 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

1 event — show timeline

• 2026-05-15 Listed $59,000 RANWW

Property tax history

+1.4%/yr

Latest (2025): $143 · +6.6% YoY. Source: county tax records.