13249 Main St · Glen Haven, WI 53810

$84,000

2 bd · 1.0 ba · 1,856 sqft · Other · 31 Days on market

5,227 sqft 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located right on the Main Street in the charming river town of Glen Haven, this unique property offers endless possibilities! Formerly home to an ice cream storefront, the main level provides excellent potential for a small business, retail space, cafe or studio. Upstairs you will find a comfortable 2 bedroom, 1 bathroom living space full of small town charm. Enjoy being just a short walking distance from the Mississippi River and boat landing, making this an ideal location for both residential living and business opportunity. Whether you're looking to start your own venture, create a weekend getaway, or invest in a property with character and potential, this is worth a look!

Key facts

• Main street location
• Boat landing access
• 5,227 sq ft lot

Tags

• MAIN STREET LOCATION
• BOAT LANDING ACCESS

Property features AI

Finance

• Other: Property located in the town of Glen Haven; Zoned residential; Inclusions noted: cash register also included; Sellers' personal belongings excluded

Exterior

• Parking: Detached 1-car garage; One garage parking space
• Utilities: Shared well water; Holding tank waste; Electric service available
• Home design: Two-story single-family home; Estimated finished above-grade area about 1,856
• Construction: Wood exterior
• Exterior features: Deck; Waterview of the Mississippi River (no frontage); River nearby

Interior

• Kitchen: Kitchen (12 x 12); Refrigerator included; Pizza oven included; Ice cream machinery included
• Bedrooms: Master bedroom on upper level (15 x 11); Second bedroom on upper level (11 x 12)
• Bathrooms: One full bathroom; No master bathroom
• Heating & cooling: Forced air heating; Oil-fired heat
• Interior features: Upper-level living room; Upper-level kitchen; Slab foundation (no basement)
• Laundry & utility: Weight machine included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $84k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#630 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, amenities F, commute F.
• River Ridge School District (rural): math 42% / reading 35% proficiency, ranked #190 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: River Ridge Elementary (math 42% / reading 37%, grade F, #490 of 1,041 statewide, top 53%, 192 students, 50% FRL); River Ridge High (math 24% / reading 15%, grade F, #376 of 483 statewide, top 79%, 175 students, 38% FRL).
• Market conditions: 1 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($581 loan paydown + $3k appreciation (3.0% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.6

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: 17.4%
• Equity multiple: 1.99×
• Total profit: $23,280
• Equity at exit: $37,770

10-year hold

• IRR: 18.8%
• Equity multiple: 3.75×
• Total profit: $64,567
• Equity at exit: $58,208

Cash invested: $23,520 (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 53810

• Active inventory: 1
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $206

Break-even live

Break-even rent $794

Max offer price $84,000

Occupancy floor 75%

Sensitivity live

Price	-10% $253	-5% $230	+0% $206	+5% $182	+10% $158
Rent	-10% $123	-5% $164	+0% $206	+5% $248	+10% $289
Rate	-1.0pp $248	-0.5pp $227	base $206	+0.5pp $184	+1.0pp $162

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $84,000 Active 31 DOM
2. 2026-06-18
   days on market $84,000 Active 29 DOM
3. 2026-06-17
   days on market $84,000 Active 28 DOM
4. 2026-06-16
   days on market $84,000 Active 27 DOM
5. 2026-06-15
   days on market $84,000 Active 26 DOM
6. 2026-06-15
   days on market $84,000 Active 25 DOM
7. 2026-06-13
   days on market $84,000 Active 24 DOM
8. 2026-06-12
   days on market $84,000 Active 23 DOM
9. 2026-06-09
   days on market $84,000 Active 20 DOM
10. 2026-06-08
    days on market $84,000 Active 19 DOM
11. 2026-06-08
    days on market $84,000 Active 18 DOM
12. 2026-06-05
    days on market $84,000 Active 16 DOM
13. 2026-06-03
    days on market $84,000 Active 14 DOM
14. 2026-06-02
    days on market $84,000 Active 13 DOM
15. 2026-06-01
    days on market $84,000 Active 12 DOM
16. 2026-05-31
    days on market $84,000 Active 11 DOM
17. 2026-05-18
    listed $84,000 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: $1,159 · $97/mo
• Projected year-2 tax: $1,356 · $113/mo
• Expected delta: +$198/yr (+$16/mo · 17.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $12,661
• − Mortgage interest: −$4,705
• − Property taxes: −$1,159
• − Insurance: −$1,086
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,444
• Taxable income: $1,241
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,173/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: River Ridge School District
• NCES district ID: 5500017
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $44,534
• Composite: 32.77/100
• National rank: #5633
• State rank: #190 of 342 in WI

Livability — Glen Haven

• Score: 62/100
• State rank: #630
• US rank: #16576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glen Haven, WI
• Population (ZIP): 362

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Asian 1%
• Common ancestry: Portuguese 5% Lithuanian 2% Italian 2%
• Foreign-born: 3%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-18 Listed $84,000 SCWMLS

Property tax history

+2.7%/yr

Latest (2025): $1,159 · +3.7% YoY. Source: county tax records.