13344 Hwy 32 · Mountain, WI 54149

$115,000

2 bd · 1.0 ba · 1,368 sqft · Other · 369 Days on market

Built 1940 0.55 ac lot

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Appreciation +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

Key facts

• Public docking
• Stone home
• Boat launch

Tags

• STONE HOME
• WOOD BURNING FIREPLACE
• PASS THROUGH WINDOW
• BOAT LAUNCH
• SWIMMING BEACH
• PUBLIC DOCKING

Property features AI

Finance

• Other: Listing notes: Bathtub not working properly; roof on garage has fallen in; no access to crawl space

Exterior

• Parking: Detached 2-car garage; Total 2 garage parking spaces
• Utilities: Point well / sand point; Private septic system; Natural gas service
• Home design: Single-family home; One story
• Construction: Construction completed; Year built from assessor/public record
• Exterior features: Stone and brick/stone exterior; Lot about 0.55 acre (>= 1/2 acre); Residential zoning

Interior

• Kitchen: Kitchen on main level, approx. 10 x 7; Range/oven; Refrigerator
• Bedrooms: Master bedroom on main level, approx. 12 x 15; Second bedroom on main level, approx. 13 x 13
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: One-level living (single-story); No basement (slab or none); Den/office on main level
• Laundry & utility: Sand point well installed in 2020 (water); Private septic system

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (2.7% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#759 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime C-, schools F, amenities F.
• Suring Public School District (rural): math 15% / reading 25% proficiency, ranked #413 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 132 units permitted in Oconto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oconto County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 369 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $54k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $115k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.97% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.6

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-10,316
• Equity at exit: $17,147

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,705
• Equity at exit: $9,943

Cash invested: $32,200 (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 54149

• Home prices YoY: -1.4%
• Active inventory: 26
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $131

Break-even live

Break-even rent $953

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $196	-5% $163	+0% $131	+5% $98	+10% $66
Rent	-10% $42	-5% $87	+0% $131	+5% $175	+10% $219
Rate	-1.0pp $189	-0.5pp $160	base $131	+0.5pp $101	+1.0pp $71

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $115,000 Active 369 DOM
2. 2026-06-18
   days on market $115,000 Active 367 DOM
3. 2026-06-17
   days on market $115,000 Active 366 DOM
4. 2026-06-16
   days on market $115,000 Active 365 DOM
5. 2026-06-15
   days on market $115,000 Active 364 DOM
6. 2026-06-15
   days on market $115,000 Active 363 DOM
7. 2026-06-13
   days on market $115,000 Active 362 DOM
8. 2026-06-12
   days on market $115,000 Active 361 DOM
9. 2026-06-09
   days on market $115,000 Active 358 DOM
10. 2026-06-08
    days on market $115,000 Active 357 DOM
11. 2026-06-08
    days on market $115,000 Active 356 DOM
12. 2026-06-05
    statusdays on market $115,000 Active 354 DOM
13. 2026-06-04
    days on market $115,000 Active w/ Contract 353 DOM
14. 2026-06-03
    days on market $115,000 Active w/ Contract 352 DOM
15. 2026-06-02
    days on market $115,000 Active w/ Contract 351 DOM
16. 2026-06-01
    days on market $115,000 Active w/ Contract 350 DOM
17. 2026-05-31
    days on market $115,000 Active w/ Contract 349 DOM
18. 2026-04-18
    historical Active Under Contract 671-char remark

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

19. 2026-04-18
    historical Active w/ Contract

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

20. 2026-01-31
    price $115,000

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

21. 2026-01-31
    price $115,000 671-char remark

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

22. 2025-09-08
    price $129,000

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

23. 2025-09-08
    price $129,000 671-char remark

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

24. 2025-07-28
    price $139,000

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

25. 2025-07-28
    price $139,000 671-char remark

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

26. 2025-07-07
    price $149,000

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

27. 2025-07-07
    price $149,000 671-char remark

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

28. 2025-06-16
    listed $169,000 Active 671-char remark

    Show marketing remark (671 chars)

    Take a step back in time at this stone home that used to be Irene's Lunch restaurant. This cozy home really gives you that up north cabin feel. Living room has a wood burning fireplace, pine walls and an additional sitting room. Dining area with space heater and a pass through window to the kitchen! 3 rooms used as bedrooms, 1 is a walk through to the bedroom addition. This home is located close to Green Lake a 22 acre lake great for relaxing, fishing and swimming. Take a short stroll down to the boat launch, park area and swimming beach, also there is a dock for public docking. Access the trails from your back door and enjoy all the fun the upnorth has to offer!

29. 2025-06-14
    listed $169,000 Active
30. 2006-09-20
    soldstatus $30,000

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,675 · $140/mo
• Expected delta: +$452/yr (+$38/mo · 37.0%)

ⓘ 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 ≥96°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: $13,423
• − Mortgage interest: −$6,442
• − Property taxes: −$1,223
• − Insurance: −$575
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,345
• Taxable loss: −$310
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $1,644/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: Suring Public School District
• NCES district ID: 5514700
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $40,825
• Composite: 20.26/100
• National rank: #13825
• State rank: #413 of 426 in WI

Livability — Mountain

• Score: 56/100
• State rank: #759
• US rank: #22541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,194

Population outlook (Oconto County) Hauer SSP2

• Today (2025): 36,829 people
• By 2030: 35,853 · -2.7%
• By 2040: 32,932 · -10.6%
• By 2050: 29,355 · -20.3%
• By 2075: 22,731 · -38.3%
• By 2100: 16,736 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 3% Native American 2% Two or more races 1%
• Common ancestry: Lithuanian 13% Romanian 10% Iranian 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Chinese 3% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Oconto

• 2024 margin: Solid R (+43.0) · D 28.0% · R 71.0%
• 2008→2024 swing: -49.2pp toward R · 2008: 6.2pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+41.0 2016: R+37.0 2012: R+9.5 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.34%
• Current HPI: 298.498
• 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

+283.3% since first listed

13 events — show timeline

• 2026-04-18 Contingent — GNMLS
• 2026-04-18 Contingent — RANW
• 2026-01-31 Price Changed $115,000 RANW
• 2026-01-31 Price Changed $115,000 GNMLS
• 2025-09-08 Price Changed $129,000 RANW
• 2025-09-08 Price Changed $129,000 GNMLS
• 2025-07-28 Price Changed $139,000 RANW
• 2025-07-28 Price Changed $139,000 GNMLS
• 2025-07-07 Price Changed $149,000 RANW
• 2025-07-07 Price Changed $149,000 GNMLS
• 2025-06-16 Listed $169,000 GNMLS
• 2025-06-14 Listed $169,000 RANW
• 2006-09-20 Sold (Public Records) $30,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,223 · +17.4% YoY. Source: county tax records.