W8050 Cross Rd · Lake, WI 54514

$75,000

2 bd · 1.0 ba · 1,100 sqft · Other · 15 Days on market

11 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Opportunity awaits on this scenic 11-acre property with Smith Creek winding through the east corner of the land. The existing 2-bedroom, 1-bath home is being sold as-is and is in significant disrepair, with the ceiling currently falling in, making it suitable for a full renovation or tear-down. All personal property currently on the premises will remain with the sale. The property includes two detached garages and an additional carport for storage. The primary garage measures approximately 26' x 42' and features two overhead doors, a workshop area, and a spacious loft. A second 20' x 24' metal garage provides additional storage for vehicles, equipment, or recreational toys. A well and septi

Key facts

• Primary garage
• Workshop area
• Detached garages

Tags

• 11 ACRE PROPERTY
• DETACHED GARAGES
• CARPORT FOR STORAGE
• PRIMARY GARAGE
• WORKSHOP AREA
• SPACIOUS LOFT

Property features AI

Exterior

• Parking: 2-car garage; Carport; Driveway
• Utilities: Septic tank
• Home design: Single-family residence; Residential property; Entry level: 1
• Construction: Frame construction
• Exterior features: Farm setting; Level lot; Pasture; Private site; Secluded; Wooded

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Other heating
• Interior features: No fireplace

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 $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $75k).
• Recommended offer: $74k (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.
• Chequamegon School District (rural): math 25% / reading 29% proficiency, ranked #303 of 342 in WI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 47 units permitted in Price County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $4k appreciation (5.4% local appreciation)).
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.65×
• Total profit: $34,672
• Equity at exit: $44,344

10-year hold

• IRR: 24.6%
• Equity multiple: 5.31×
• Total profit: $90,562
• Equity at exit: $78,100

Cash invested: $21,000 (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 54514

• Home prices YoY: 3.3%
• Active inventory: 20
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $246

Break-even live

Break-even rent $654

Max offer price $75,000

Occupancy floor 70%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $75,000 Active 15 DOM
2. 2026-06-17
   days on market $75,000 Active 14 DOM
3. 2026-06-16
   days on market $75,000 Active 13 DOM
4. 2026-06-15
   days on market $75,000 Active 12 DOM
5. 2026-06-15
   days on market $75,000 Active 11 DOM
6. 2026-06-13
   days on market $75,000 Active 10 DOM
7. 2026-06-12
   days on market $75,000 Active 9 DOM
8. 2026-06-09
   days on market $75,000 Active 6 DOM
9. 2026-06-08
   days on market $75,000 Active 5 DOM
10. 2026-06-08
    statusdays on market $75,000 Active 4 DOM
11. 2026-06-02
    statusdays on market $75,000 Pending 2 DOM
12. 2026-05-31
    remarks 699-char remark
13. 2026-05-31
    listed $75,000 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: $1,108 · $92/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$140/yr (+$12/mo · 12.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°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: $11,582
• − Mortgage interest: −$4,201
• − Property taxes: −$1,108
• − Insurance: −$375
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,182
• Taxable income: $1,863
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,500/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: Chequamegon School District
• NCES district ID: 5500058
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $42,432
• Composite: 22.98/100
• National rank: #7984
• State rank: #303 of 342 in WI

Livability — Lake

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

Census & demographics

• Population (ZIP): 1,810

Population outlook (Price County) Hauer SSP2

• Today (2025): 12,757 people
• By 2030: 12,157 · -4.7%
• By 2040: 10,761 · -15.6%
• By 2050: 9,515 · -25.4%
• By 2075: 8,293 · -35.0%
• By 2100: 7,470 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 17% Portuguese 6% Lithuanian 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Price

• 2024 margin: Solid R (+31.1) · D 33.9% · R 65.1%
• 2008→2024 swing: -44.5pp toward R · 2008: 13.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.6 2016: R+25.0 2012: D+0.0 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.40%
• Current HPI: 168.3677
• 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

• 2026-05-29 Listed $75,000 GNMLS

Property tax history

+0.5%/yr

Latest (2025): $1,108 · +9.3% YoY. Source: county tax records.