1001 Forest St · Niagara, WI 54151

$124,500

3 bd · 2.0 ba · 1,139 sqft · SingleFamily · 255 Days on market

Built 1914 7,405 sqft lot $109/sqft · at area comps Est $125k · at est.

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

Key facts

• Full bathroom
• Half bathrooms
• Natural light

Tags

• CORNER LOT
• FULL BATHROOM
• HALF BATHROOMS
• NATURAL LIGHT
• AMPLE STORAGE
• PEACEFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $61 ($732/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 $107k (14.4% below list).
• Recommended offer: $107k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#314 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Niagara School District (town): math 31% / reading 29% proficiency, ranked #280 of 342 in WI (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marinette County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $124k implies a 345% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,596 (14.4% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (median comp): $124,637
• List price: $124,500
• Delta: -0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
824 Vine St	0.22mi	3/1.0	1,056 (-7%)	9mo	$140,000	$133	66
1072 Prospect St	0.12mi	2/1.5 (-1)	1,008 (-12%)	22mo	$140,000	$139	50
841 Main St	0.27mi	2/1.0 (-1)	985 (-14%)	21mo	$75,000	$76	38
603 Roosevelt Rd	0.71mi	2/1.0 (-1)	1,253 (+10%)	24mo	$126,000	$101	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-16,322
• Equity at exit: $18,563

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-9,344
• Equity at exit: $10,764

Cash invested: $34,860 (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 54151

• Home prices YoY: -15.1%
• Active inventory: 9
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $61

Break-even live

Break-even rent $989

Max offer price $124,500

Occupancy floor 89%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $124,500 Active 255 DOM
2. 2026-06-17
   days on market $124,500 Active 254 DOM
3. 2026-06-16
   days on market $124,500 Active 253 DOM
4. 2026-06-15
   days on market $124,500 Active 252 DOM
5. 2026-06-15
   days on market $124,500 Active 251 DOM
6. 2026-06-13
   days on market $124,500 Active 250 DOM
7. 2026-06-12
   days on market $124,500 Active 249 DOM
8. 2026-06-09
   days on market $124,500 Active 246 DOM
9. 2026-06-08
   days on market $124,500 Active 245 DOM
10. 2026-06-08
    days on market $124,500 Active 244 DOM
11. 2026-06-05
    days on market $124,500 Active 242 DOM
12. 2026-06-04
    price $124,500 Active 240 DOM
13. 2026-06-03
    days on market $129,000 Active 240 DOM
14. 2026-06-02
    days on market $129,000 Active 239 DOM
15. 2026-06-01
    days on market $129,000 Active 238 DOM
16. 2026-05-31
    days on market $129,000 Active 237 DOM
17. 2026-04-07
    price $129,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

18. 2026-04-07
    price $129,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

19. 2025-11-05
    price $135,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

20. 2025-11-04
    price $135,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

21. 2025-10-06
    listed $139,000 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

22. 2025-10-06
    listed $139,000 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to this home with so much potential, nestled in a peaceful and friendly neighborhood. Situated on a generous corner lot with a 2-car attached garage, this 3 bedroom offers both space and privacy, ideal for families or anyone seeking a tranquil setting. Inside, you'll find a full bathroom on the second floor and two half bathrooms, one on the first floor and the other in the basement. The thoughtfully designed floorplan features plenty of natural light and ample storage throughout. Whether you're entertaining or enjoying a quiet evening at home, the layout offers both comfort and functionality. Enjoy the benefits of great neighbors and a location that combines convenience with serenity. Don't miss this opportunity to own a home in one of the area's most desirable communities!

23. 2017-09-11
    soldstatus $28,000
24. 2015-08-17
    historical
25. 2015-05-05
    listed $32,900
26. 2005-07-28
    soldstatus $29,000

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$694/yr (+$58/mo · 75.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $12,792
• − Mortgage interest: −$6,974
• − Property taxes: −$916
• − Insurance: −$622
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$3,622
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,065/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: Niagara School District
• NCES district ID: 5510680
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $43,732
• Composite: 25.62/100
• National rank: #7409
• State rank: #280 of 342 in WI

Livability — Niagara

• Score: 69/100
• State rank: #314
• US rank: #8165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Niagara, WI
• Population (ZIP): 3,495

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 10% Lithuanian 10% English 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.54%
• Current HPI: 216.2083
• 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

+344.8% since first listed

10 events — show timeline

• 2026-04-07 Price Changed $129,000 MiRealSource-MiMLS
• 2026-04-07 Price Changed $129,000 UPAR
• 2025-11-05 Price Changed $135,000 MiRealSource-MiMLS
• 2025-11-04 Price Changed $135,000 UPAR
• 2025-10-06 Listed $139,000 UPAR
• 2025-10-06 Listed $139,000 MiRealSource-MiMLS
• 2017-09-11 Sold (Public Records) $28,000 Public Records
• 2015-08-17 Listing Removed — MiRealSource-MiMLS
• 2015-05-05 Listed $32,900 MiRealSource-MiMLS
• 2005-07-28 Sold (Public Records) $29,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $916 · +4.1% YoY. Source: county tax records.