812 Pine St · Antigo, WI 54409

$84,900

5 bd · 2.0 ba · 1,920 sqft · Other · 65 Days on market

0.27 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention all investors! This 5 bedroom, 2 full bathroom house needs your help! This property has a lot of potential. The main level has 2 bedrooms, a full bathroom, large living room, and a spacious kitchen with a breakfast nook. The upper level has a large landing area, a bedroom with a walk thru bedroom, another smaller bedroom, and a large full bathroom that is ready for your vision to bring it back to life! The spacious yard has 2 older sheds as well. Grab some gloves, a hard hat, and your tools to make this property shine again!

Key facts

• 0.27 acre lot
• Listed 65 days

Property features AI

Exterior

• Parking: Gravel parking (no garage)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; Two-story
• Construction: Frame construction; Stone foundation; Built with shingle roof
• Exterior features: Composition/shingle roof; Shed(s)

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 2.5% in Antigo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#207 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools D, amenities D, commute F.
• Antigo Unified School District (rural): math 21% / reading 25% proficiency, ranked #324 of 342 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 186 units permitted in Langlade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Langlade County population projected at -34% 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $85k implies a 268% gain — meaningful room to come down on a strong offer.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.34% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.03%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,730
• Equity at exit: $12,659

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $34,405
• Equity at exit: $7,341

Cash invested: $23,772 (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 54409

• Home prices YoY: -20.0%
• Active inventory: 53
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $337

Break-even live

Break-even rent $710

Max offer price $84,900

Occupancy floor 65%

Sensitivity live

Price	-10% $385	-5% $361	+0% $337	+5% $313	+10% $289
Rent	-10% $248	-5% $292	+0% $337	+5% $382	+10% $427
Rate	-1.0pp $380	-0.5pp $359	base $337	+0.5pp $315	+1.0pp $293

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-30
   historical Active Under Contract
2. 2026-03-23
   listed $84,900 Active
3. 2016-11-30
   soldstatus $23,100

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$302/yr (+$25/mo · 31.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 12 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: $13,648
• − Mortgage interest: −$4,756
• − Property taxes: −$966
• − Insurance: −$424
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,470
• Taxable income: $2,848
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,365/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: Antigo Unified School District
• NCES district ID: 5500360
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 25% ▼ -4.00%
• Median HH income: $42,812
• Composite: 19.7/100
• National rank: #8725
• State rank: #324 of 342 in WI

Livability — Antigo

• Score: 73/100
• State rank: #207
• US rank: #5451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Antigo, WI
• Population (ZIP): 12,757

Population outlook (Langlade County) Hauer SSP2

• Today (2025): 17,352 people
• By 2030: 16,260 · -6.3%
• By 2040: 13,783 · -20.6%
• By 2050: 11,378 · -34.4%
• By 2075: 7,874 · -54.6%
• By 2100: 5,971 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Portuguese 4% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Langlade

• 2024 margin: Solid R (+34.6) · D 32.1% · R 66.8% · Other 1.1%
• 2008→2024 swing: -35.6pp toward R · 2008: 1.0pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+32.5 2016: R+31.5 2012: R+11.8 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.45%
• Current HPI: 225.6843
• 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

+267.5% since first listed

3 events — show timeline

• 2026-03-30 Contingent — GNMLS
• 2026-03-23 Listed $84,900 GNMLS
• 2016-11-30 Sold (Public Records) $23,100 Public Records

Property tax history

-2.1%/yr

Latest (2025): $966 · -4.0% YoY. Source: county tax records.