W8145 County Rd P · Beaver, WI 54161

$189,000

3 bd · 1.0 ba · 1,750 sqft · Other · 29 Days on market

Built 1900 4.00 ac lot $108/sqft · 51% below area

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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).

• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.8/10.0

Listing remarks

Wonderful farmhouse with wrap around porch in back of home. House has a second bath in the kitchen that can be finished by new buyer. The house features high ceilings, new roof in 2020 and a lot of original hardwood, woodwork throughout as well as a built in cabinet in the dining area. Wooded lot gives you the peaceful and private life. The cabin on the property has electricity and a woodburning fireplace. The barn and garage gives you endless storage for vehicles, tools, or anything you need to store.

Key facts

• Wrap around porch
• Original hardwood
• Built in cabinet

Tags

• WRAP AROUND PORCH
• SECOND BATH IN KITCHEN
• HIGH CEILINGS
• NEW ROOF
• ORIGINAL HARDWOOD
• BUILT IN CABINET

Property features AI

Exterior

• Parking: Detached 2-car garage (2 garage parking spaces)
• Utilities: Private well; Private septic system; Electric service; LP gas
• Home design: 2-story single-family home; Construction completed
• Construction: Vinyl exterior
• Exterior features: Wooded lot; Lot is approximately 4 acres

Interior

• Kitchen: Kitchen on main level about 11 x 11; Includes refrigerator and stove
• Bedrooms: Master bedroom (upper level) about 15 x 14; Second bedroom (upper level) about 15 x 11; Third bedroom (main level) about 15 x 11
• Bathrooms: One full bathroom
• Heating & cooling: Electric and LP gas heating; Other heating/cooling (see remarks)
• Interior features: Partial stone basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $189k.

Deal economics

• At list price, monthly cash flow is $-314 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (39.8% below list).
• Recommended offer: $114k (39.8% 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.
• Coleman School District (rural): math 37% / reading 40% proficiency, ranked #187 of 342 in WI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coleman Elementary (math 52% / reading 42%, grade D-, #319 of 1,041 statewide, top 34%, 363 students, 46% FRL); Coleman Middle (math 27% / reading 42%, grade F, #208 of 383 statewide, top 58%, 142 students, 41% FRL); Coleman High (math 34% / reading 24%, grade F, #228 of 483 statewide, top 52%, 233 students, 38% FRL).
• Market conditions: 22 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (8.6% local appreciation)).
• Marinette County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,740 (39.8% 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. Built in 1900 — 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. 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?
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: 0.60% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.12%
• DSCR: 0.68
• GRM: 13.8

CMA / ARV

• ARV (median comp): $383,445
• List price: $189,000
• Delta: -50.71%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.22×
• Total profit: $64,791
• Equity at exit: $151,006

10-year hold

• IRR: 15.4%
• Equity multiple: 4.84×
• Total profit: $203,290
• Equity at exit: $307,110

Cash invested: $52,920 (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 54161

• Home prices YoY: 3.6%
• Active inventory: 22
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-314

Break-even live

Break-even rent $1,535

Max offer price $133,532

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-260	+0% $-314	+5% $-367	+10% $-421
Rent	-10% $-404	-5% $-359	+0% $-314	+5% $-269	+10% $-224
Rate	-1.0pp $-219	-0.5pp $-266	base $-314	+0.5pp $-363	+1.0pp $-413

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-12
   statusdays on market $189,000 Pending 29 DOM
2. 2026-06-09
   days on market $189,000 Active w/ Contract 28 DOM
3. 2026-06-08
   days on market $189,000 Active w/ Contract 27 DOM
4. 2026-06-08
   days on market $189,000 Active w/ Contract 26 DOM
5. 2026-06-05
   days on market $189,000 Active w/ Contract 24 DOM
6. 2026-06-03
   days on market $189,000 Active w/ Contract 22 DOM
7. 2026-06-02
   days on market $189,000 Active w/ Contract 21 DOM
8. 2026-06-01
   days on market $189,000 Active w/ Contract 20 DOM
9. 2026-05-31
   days on market $189,000 Active w/ Contract 19 DOM
10. 2026-05-12
    listed $189,000 Active 507-char remark
11. 2021-09-07
    soldstatus $145,000

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $2,604 · $217/mo
• Expected delta: +$892/yr (+$74/mo · 52.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $13,649
• − Mortgage interest: −$10,587
• − Property taxes: −$1,712
• − Insurance: −$945
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$5,498
• Taxable loss: −$7,277
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $-2,021/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: Coleman School District
• NCES district ID: 5502760
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $46,086
• Composite: 32.87/100
• National rank: #5611
• State rank: #187 of 342 in WI

Livability — Beaver

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

Census & demographics

• Population (ZIP): 2,683

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 21% Lithuanian 4% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.57%
• Current HPI: 244.4201
• 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

+30.3% since first listed

4 events — show timeline

• 2026-06-11 Pending — RANW
• 2026-05-19 Contingent — RANW
• 2026-05-12 Listed $189,000 RANW
• 2021-09-07 Sold (Public Records) $145,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,712 · -19.9% YoY. Source: county tax records.