W11461 Carter St · Mentor, WI 54746

$69,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 27 Days on market

Built 2022

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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
• Appreciation +9.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The possibilities are endless for this new home construction that has all of the expensive structural components completed, ready for you to finish with your vision! Thinking of a home? vacation rental? hunting basecamp? weekend getaway? You can see Emerson Lake from your back yard, 2 minute walk and in a great recreation area, UTV hub with routes and trails in every direction! This 24x40 slab home construction began in 2020 and features 10' sidewalls, screwed steel roof, 2x12 rafters 16"apart, cathedral ceilings w/ enough room to add a loft, new vinyl windows, doors and more! The home is set up for NG in floor heat and plumbed for 2 baths. There is a drilled well, conventional septi

Key facts

• Drilled well
• Conventional septic
• Emerson lake view

Tags

• NEW HOME CONSTRUCTION
• EMERSON LAKE VIEW
• GREAT RECREATION AREA
• UTV HUB
• DRILLED WELL
• CONVENTIONAL SEPTIC

Property features AI

Finance

• Other: Sellers' personal property excluded

Exterior

• Utilities: Well water; Private septic system; Other utilities (see remarks)
• Home design: Single-family, 1-story home; Residential zoning
• Construction: Guest house on property; Less than 1/2 acre
• Exterior features: Vinyl and wood exterior; Located on Emerson Lake; Lakefront

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: In-floor radiant heating; Lp gas and natural gas available
• Interior features: No basement (slab)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $70k).
• Recommended offer: $69k (1.5% 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.
• Alma Center School District (rural): math 33% / reading 29% proficiency, ranked #273 of 342 in WI (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 76 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($483 loan paydown + $6k appreciation (8.0% local appreciation)).
• Clark County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,851 (1.5% below list)

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: 1.33% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 3.42×
• Total profit: $47,372
• Equity at exit: $52,928

10-year hold

• IRR: 30.4%
• Equity multiple: 7.31×
• Total profit: $123,476
• Equity at exit: $104,893

Cash invested: $19,572 (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 54746

• Home prices YoY: 4.5%
• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $295

Break-even live

Break-even rent $555

Max offer price $69,900

Occupancy floor 63%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 27 DOM
2. 2026-06-17
   days on market $69,900 Active 26 DOM
3. 2026-06-16
   days on market $69,900 Active 25 DOM
4. 2026-06-16
   price $69,900 Active 24 DOM
5. 2026-06-15
   days on market $79,900 Active 24 DOM
6. 2026-06-15
   days on market $79,900 Active 23 DOM
7. 2026-06-13
   days on market $79,900 Active 22 DOM
8. 2026-06-12
   days on market $79,900 Active 21 DOM
9. 2026-06-09
   days on market $79,900 Active 18 DOM
10. 2026-06-08
    days on market $79,900 Active 17 DOM
11. 2026-06-08
    days on market $79,900 Active 16 DOM
12. 2026-06-05
    days on market $79,900 Active 14 DOM
13. 2026-06-03
    days on market $79,900 Active 12 DOM
14. 2026-06-02
    days on market $79,900 Active 11 DOM
15. 2026-06-01
    days on market $79,900 Active 10 DOM
16. 2026-05-31
    days on market $79,900 Active 9 DOM
17. 2026-05-21
    listed $79,900 Active

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $905 · $75/mo
• Expected delta: +$389/yr (+$32/mo · 75.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,137
• − Mortgage interest: −$3,915
• − Property taxes: −$516
• − Insurance: −$350
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$2,033
• Taxable income: $2,541
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $2,924/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: Alma Center School District
• NCES district ID: 5500210
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $43,049
• Composite: 26.39/100
• National rank: #7231
• State rank: #273 of 342 in WI

Livability — Mentor

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

Census & demographics

• Census place: Humbird, WI
• Population (ZIP): 666

Population outlook (Clark County) Hauer SSP2

• Today (2025): 32,111 people
• By 2030: 30,727 · -4.3%
• By 2040: 28,092 · -12.5%
• By 2050: 25,512 · -20.6%
• By 2075: 20,054 · -37.5%
• By 2100: 15,753 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 5% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 17% Lithuanian 5% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+39.0) · D 29.4% · R 68.4% · Other 2.1%
• 2008→2024 swing: -46.5pp toward R · 2008: 7.5pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+36.8 2016: R+32.6 2012: R+8.9 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.96%
• Current HPI: 184.49
• 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

1 event — show timeline

• 2026-05-21 Listed $79,900 RANWW

Property tax history

+10.3%/yr

Latest (2025): $516 · -31.7% YoY. Source: county tax records.