4425 Hwy 32 · Laona, WI 54541

$35,000

1 bd · None ba · 462 sqft · Other · 1 Days on market

1.22 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Would you like an up north getaway ready for you to stoke the fire and tell stories before hitting the hay in the bunkhouse? This cozy cabin sits on 1.22 acres with a nice wooded backyard, a newer outdoor privy, and a small shed/garage. The cabin has power for your stove, refrigerator, and microwave; and the new aluminum siding is ready for you to install. Come take a look at this one and make it yours!

Key facts

• Wooded backyard
• Outdoor privy
• Small shed

Tags

• WOODED ACRES
• WOODED BACKYARD
• OUTDOOR PRIVY
• SMALL SHED

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: No water source available; Water not available
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Built area 462 (above grade finished)
• Exterior features: Wooded lot; Highway frontage

Interior

• Heating & cooling: Wood heating
• Interior features: Free-standing wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($777 rent vs $35k).

Location & tenants

• Location reads 67/100 on livability (#427 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, crime C-, amenities F.
• Laona School District (rural): math 50% / reading 45% proficiency, ranked #154 of 426 in WI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 69 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($242 loan paydown + $3k appreciation (7.9% local appreciation)).
• Forest County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $22k; list at $35k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $35,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.22% ✓
• Cap rate: 20.01%
• Cash-on-cash: 48.98%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.2%
• Equity multiple: 5.05×
• Total profit: $39,669
• Equity at exit: $26,356

10-year hold

• IRR: 55.4%
• Equity multiple: 10.81×
• Total profit: $96,148
• Equity at exit: $52,094

Cash invested: $9,800 (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 54541

• Home prices YoY: 4.2%
• Active inventory: 14
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $777 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$16 /mo · $187/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $400

Break-even live

Break-even rent $271

Max offer price $35,000

Occupancy floor 44%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 662-char remark
2. 2026-06-18
   listed $35,000 Active 1 DOM

ⓘ 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: $187 · $16/mo
• Projected year-2 tax: $417 · $35/mo
• Expected delta: +$230/yr (+$19/mo · 122.9%)

ⓘ 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 ≥91°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: $9,323
• − Mortgage interest: −$1,961
• − Property taxes: −$187
• − Insurance: −$175
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$1,018
• Taxable income: $4,490
• Est. tax owed @ 24.0%: −$1,078
• 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: Laona School District
• NCES district ID: 5507830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $42,576
• Composite: 42.14/100
• National rank: #7029
• State rank: #154 of 426 in WI

Livability — Laona

• Score: 67/100
• State rank: #427
• US rank: #10769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,516
• Population (ZIP): 1,516

Population outlook (Forest County) Hauer SSP2

• Today (2025): 8,449 people
• By 2030: 8,032 · -4.9%
• By 2040: 7,064 · -16.4%
• By 2050: 6,119 · -27.6%
• By 2075: 4,592 · -45.7%
• By 2100: 3,630 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 10% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+33.4) · D 33.0% · R 66.4%
• 2008→2024 swing: -48.5pp toward R · 2008: 15.2pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+30.9 2016: R+26.7 2012: D+5.4 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 193.7777
• 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

+52.8% since first listed

4 events — show timeline

• 2026-06-17 Listed $35,000 GNMLS
• 2021-05-03 Sold (Public Records) $22,000 Public Records
• 2021-04-29 Sold (MLS) $22,000 GNMLS
• 2021-01-14 Listed $22,900 GNMLS

Property tax history

+2.8%/yr

Latest (2025): $187 · +13.9% YoY. Source: county tax records.