15051 S Thorn Lake Loop Loop · Wascott, WI 54838

$74,900

2 bd · 1.0 ba · 1,008 sqft · Other · 54 Days on market

Built 1976 0.94 ac lot $74/sqft · 70% below area

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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 +7.6/10.0
• ARV discount +7.5/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your chance to own a piece of Northwoods tradition! Located on quiet and scenic Thorn Lake in Wascott Township, this 2-bedroom year-round cabin has been cherished by the same family as a recreational retreat for 55 years—and now it’s ready for new memories to be made. This isn’t a fancy showplace—it’s a true up-north cabin designed for relaxing, exploring, and enjoying everything the Northwoods has to offer. Enjoy the property and the peaceful lake views and the sounds of nature, with regular visits from Trumpeter Swans, Loons, Eagles, Deer, and more. Perfect as a basecamp for outdoor enthusiasts, with easy access to Snowmobile & UTV trails, hunting land and outdoor recreation, fishing and boating on nearby lakes, golf courses and great local bars and restaurants. Just a short drive from the famous crystal-clear Eau Claire Lakes Chain, where you can enjoy swimming, fishing, boating, and all kinds of water fun. If you’ve been looking for an affordable Northwoods escape with character, history, and endless recreation nearby—this could be it.

Key facts

• Hunting land
• Fishing and boating
• Golf courses

Tags

• PEACEFUL LAKE VIEWS
• HUNTING LAND
• FISHING AND BOATING
• GOLF COURSES
• EAU CLAIRE LAKES CHAIN
• AFFORDABLE NORTHWOODS ESCAPE

Property features AI

Finance

• Other: Lot is about 0.94 acres (zoned Recreational/Residential); Lake size approximately 29 acres, lake depth about 6 ft

Exterior

• Utilities: Privy/outhouse
• Home design: Single-family, 1-story seasonal/4-season home; Approximately 1,008 finished above-grade square feet
• Construction: Aluminum exterior
• Exterior features: Deck; Storage shed; Waterfrontage on Thorn Lake; Lake with 101–199 ft frontage and muck bottom

Interior

• Kitchen: Freezer; Range/Oven; Refrigerator
• Bedrooms: Master bedroom (Main) — 11 x 11; Bedroom 2 (Main) — 9 x 8
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; LP gas fuel; Wall A/C
• Interior features: Circuit breakers; High-speed internet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwood School District (rural): math 30% / reading 25% proficiency, ranked #391 of 426 in WI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 40 active listings in the ZIP; 110 units permitted in Douglas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Douglas County population projected at -20% 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1976 — 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. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (median comp): $249,867
• List price: $74,900
• Delta: -70.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,011
• Equity at exit: $11,168

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $28,540
• Equity at exit: $6,476

Cash invested: $20,972 (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 54838

• Home prices YoY: -5.8%
• Active inventory: 40
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $285

Break-even live

Break-even rent $580

Max offer price $74,900

Occupancy floor 65%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $74,900 Active 54 DOM
2. 2026-06-17
   days on market $74,900 Active 53 DOM
3. 2026-06-16
   days on market $74,900 Active 52 DOM
4. 2026-06-15
   days on market $74,900 Active 51 DOM
5. 2026-06-15
   days on market $74,900 Active 50 DOM
6. 2026-06-13
   days on market $74,900 Active 49 DOM
7. 2026-06-12
   days on market $74,900 Active 48 DOM
8. 2026-06-09
   days on market $74,900 Active 45 DOM
9. 2026-06-08
   days on market $74,900 Active 44 DOM
10. 2026-06-08
    days on market $74,900 Active 43 DOM
11. 2026-06-05
    days on market $74,900 Active 41 DOM
12. 2026-06-03
    days on market $74,900 Active 39 DOM
13. 2026-06-02
    days on market $74,900 Active 38 DOM
14. 2026-06-01
    days on market $74,900 Active 37 DOM
15. 2026-05-31
    days on market $74,900 Active 36 DOM
16. 2026-04-24
    listed $74,900 Active 1072-char remark

    Show marketing remark (1112 chars)

    Welcome to your chance to own a piece of Northwoods tradition! Located on quiet and scenic Thorn Lake in Wascott Township, this 2-bedroom year-round cabin has been cherished by the same family as a recreational retreat for 55 years—and now it’s ready for new memories to be made. This isn’t a fancy showplace—it’s a true up-north cabin designed for relaxing, exploring, and enjoying everything the Northwoods has to offer. Enjoy the property and the peaceful lake views and the sounds of nature, with regular visits from Trumpeter Swans, Loons, Eagles, Deer, and more. Perfect as a basecamp for outdoor enthusiasts, with easy access to Snowmobile & UTV trails, hunting land and outdoor recreation, fishing and boating on nearby lakes, golf courses and great local bars and restaurants. Just a short drive from the famous crystal-clear Eau Claire Lakes Chain, where you can enjoy swimming, fishing, boating, and all kinds of water fun. If you’ve been looking for an affordable Northwoods escape with character, history, and endless recreation nearby—this could be it.

17. 2026-04-24
    listed $74,900 Active 1072-char remark

    Show marketing remark (1112 chars)

    Welcome to your chance to own a piece of Northwoods tradition! Located on quiet and scenic Thorn Lake in Wascott Township, this 2-bedroom year-round cabin has been cherished by the same family as a recreational retreat for 55 years—and now it’s ready for new memories to be made. This isn’t a fancy showplace—it’s a true up-north cabin designed for relaxing, exploring, and enjoying everything the Northwoods has to offer. Enjoy the property and the peaceful lake views and the sounds of nature, with regular visits from Trumpeter Swans, Loons, Eagles, Deer, and more. Perfect as a basecamp for outdoor enthusiasts, with easy access to Snowmobile & UTV trails, hunting land and outdoor recreation, fishing and boating on nearby lakes, golf courses and great local bars and restaurants. Just a short drive from the famous crystal-clear Eau Claire Lakes Chain, where you can enjoy swimming, fishing, boating, and all kinds of water fun. If you’ve been looking for an affordable Northwoods escape with character, history, and endless recreation nearby—this could be it.

18. 2026-04-24
    listed $74,900 Active 1072-char remark

    Show marketing remark (1112 chars)

    Welcome to your chance to own a piece of Northwoods tradition! Located on quiet and scenic Thorn Lake in Wascott Township, this 2-bedroom year-round cabin has been cherished by the same family as a recreational retreat for 55 years—and now it’s ready for new memories to be made. This isn’t a fancy showplace—it’s a true up-north cabin designed for relaxing, exploring, and enjoying everything the Northwoods has to offer. Enjoy the property and the peaceful lake views and the sounds of nature, with regular visits from Trumpeter Swans, Loons, Eagles, Deer, and more. Perfect as a basecamp for outdoor enthusiasts, with easy access to Snowmobile & UTV trails, hunting land and outdoor recreation, fishing and boating on nearby lakes, golf courses and great local bars and restaurants. Just a short drive from the famous crystal-clear Eau Claire Lakes Chain, where you can enjoy swimming, fishing, boating, and all kinds of water fun. If you’ve been looking for an affordable Northwoods escape with character, history, and endless recreation nearby—this could be it.

19. 2026-04-24
    listed $74,900 Active

    Show marketing remark (1112 chars)

    Welcome to your chance to own a piece of Northwoods tradition! Located on quiet and scenic Thorn Lake in Wascott Township, this 2-bedroom year-round cabin has been cherished by the same family as a recreational retreat for 55 years—and now it’s ready for new memories to be made. This isn’t a fancy showplace—it’s a true up-north cabin designed for relaxing, exploring, and enjoying everything the Northwoods has to offer. Enjoy the property and the peaceful lake views and the sounds of nature, with regular visits from Trumpeter Swans, Loons, Eagles, Deer, and more. Perfect as a basecamp for outdoor enthusiasts, with easy access to Snowmobile & UTV trails, hunting land and outdoor recreation, fishing and boating on nearby lakes, golf courses and great local bars and restaurants. Just a short drive from the famous crystal-clear Eau Claire Lakes Chain, where you can enjoy swimming, fishing, boating, and all kinds of water fun. If you’ve been looking for an affordable Northwoods escape with character, history, and endless recreation nearby—this could be it.

20. 2026-04-24
    listed $74,900 Active

    Show marketing remark (1112 chars)

    Welcome to your chance to own a piece of Northwoods tradition! Located on quiet and scenic Thorn Lake in Wascott Township, this 2-bedroom year-round cabin has been cherished by the same family as a recreational retreat for 55 years—and now it’s ready for new memories to be made. This isn’t a fancy showplace—it’s a true up-north cabin designed for relaxing, exploring, and enjoying everything the Northwoods has to offer. Enjoy the property and the peaceful lake views and the sounds of nature, with regular visits from Trumpeter Swans, Loons, Eagles, Deer, and more. Perfect as a basecamp for outdoor enthusiasts, with easy access to Snowmobile & UTV trails, hunting land and outdoor recreation, fishing and boating on nearby lakes, golf courses and great local bars and restaurants. Just a short drive from the famous crystal-clear Eau Claire Lakes Chain, where you can enjoy swimming, fishing, boating, and all kinds of water fun. If you’ve been looking for an affordable Northwoods escape with character, history, and endless recreation nearby—this could be it.

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$487/yr (+$41/mo · 118.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°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: $11,294
• − Mortgage interest: −$4,196
• − Property taxes: −$411
• − Insurance: −$374
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,179
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,865/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: Northwood School District
• NCES district ID: 5509720
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $45,488
• Composite: 26.65/100
• National rank: #12588
• State rank: #391 of 426 in WI

Livability — Wascott

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

Census & demographics

• Population (ZIP): 1,302

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 42,505 people
• By 2030: 41,269 · -2.9%
• By 2040: 37,829 · -11.0%
• By 2050: 34,043 · -19.9%
• By 2075: 25,892 · -39.1%
• By 2100: 19,487 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 11% Romanian 4% Scottish 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean D (+5.3) · D 52.0% · R 46.6% · Other 1.4%
• 2008→2024 swing: -27.9pp toward R · 2008: 33.2pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+9.3 2016: D+7.6 2012: D+31.3 2008: D+33.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.66%
• Current HPI: 221.918
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-24 Listed $74,900 WWRA
• 2026-04-24 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $74,900 LSAR
• 2026-04-24 Listed $74,900 SAAR
• 2026-04-24 Listed $74,900 RANWW

Property tax history

-0.7%/yr

Latest (2025): $411 · -21.1% YoY. Source: county tax records.