N7240 Acorn Ln · Stephenson, WI 54114

$150,000

3 bd · 1.5 ba · 1,056 sqft · Other · 44 Days on market

Built 1980 3.44 ac lot $142/sqft · 16% below area Est $178k · 16% under

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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 +20.2/30.0
• ARV discount +14.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on 3.44 wooded acres in the Crivitz area, this property puts ATV and snowmobile trails, lakes, and nearby state land for hiking within easy reach. This single wide home offers a straightforward layout with the kitchen set alongside the living area. Three bedrooms, 1.5 baths, and laundry hookups provide practical everyday use. A large covered porch extends the living space outdoors with a bar area and wood burning fireplace, while the surrounding acreage creates a quiet setting with room to enjoy the outdoors year-round.

Key facts

• Large covered porch
• Quiet setting
• Wooded acres

Tags

• WOODED ACRES
• ATV AND SNOWMOBILE TRAILS
• STATE LAND FOR HIKING
• LARGE COVERED PORCH
• WOOD BURNING FIREPLACE
• QUIET SETTING

Property features AI

Finance

• Other: Taxes listed (not included as financial detail in description)

Exterior

• Utilities: Private well water; Private septic system; LP gas for heating
• Home design: Single-family home; One-story design; Construction completed
• Construction: Vinyl exterior; Slab foundation (block mentioned)
• Exterior features: Wooded lot; Lot is approximately 3.44 acres; Property is residential

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Master bedroom on main level (approx. 11 x 10); Second bedroom on main level (approx. 12 x 12); Third bedroom on main level (approx. 15 x 13)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Zoned heating; LP (propane) gas fuel
• Interior features: Living room on main level (approx. 17 x 15); Main-level kitchen (approx. 15 x 15); No basement (slab foundation, block)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $190 ($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 $139k (7.4% below list).
• Recommended offer: $139k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Crivitz School District (rural): math 38% / reading 34% proficiency, ranked #225 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 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 $1k 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 44 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $150k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,965 (7.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $177,521
• List price: $150,000
• Delta: -15.50%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,263
• Equity at exit: $22,365

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,668
• Equity at exit: $12,969

Cash invested: $42,000 (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 54114

• Home prices YoY: -12.5%
• Active inventory: 83
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $190

Break-even live

Break-even rent $1,149

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $275	-5% $232	+0% $190	+5% $148	+10% $105
Rent	-10% $80	-5% $135	+0% $190	+5% $245	+10% $300
Rate	-1.0pp $266	-0.5pp $228	base $190	+0.5pp $151	+1.0pp $112

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Active 44 DOM
2. 2026-06-18
   days on market $150,000 Active 42 DOM
3. 2026-06-17
   days on market $150,000 Active 41 DOM
4. 2026-06-16
   days on market $150,000 Active 40 DOM
5. 2026-06-15
   days on market $150,000 Active 39 DOM
6. 2026-06-15
   days on market $150,000 Active 38 DOM
7. 2026-06-13
   days on market $150,000 Active 37 DOM
8. 2026-06-12
   days on market $150,000 Active 36 DOM
9. 2026-06-09
   days on market $150,000 Active 33 DOM
10. 2026-06-08
    days on market $150,000 Active 32 DOM
11. 2026-06-08
    days on market $150,000 Active 31 DOM
12. 2026-06-07
    days on market $150,000 Active 30 DOM
13. 2026-06-03
    days on market $150,000 Active 27 DOM
14. 2026-06-02
    pricedays on market $150,000 Active 26 DOM
15. 2026-06-01
    days on market $160,000 Active 25 DOM
16. 2026-05-31
    days on market $160,000 Active 24 DOM
17. 2026-05-07
    listed $160,000 Active 529-char remark
18. 2025-12-19
    historical $1,100
19. 2025-10-18
    listed $1,100
20. 2025-09-10
    historical $1,100
21. 2025-08-30
    price $1,100
22. 2025-08-05
    listed $1,200
23. 2025-02-18
    historical $1,000
24. 2025-01-30
    listed $1,000
25. 2021-07-14
    soldstatus $87,000
26. 2021-06-01
    soldstatus $19,900

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$1,035/yr (+$86/mo · 147.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,676
• − Mortgage interest: −$8,402
• − Property taxes: −$704
• − Insurance: −$750
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,364
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $2,331/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: Crivitz School District
• NCES district ID: 5502970
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $40,013
• Composite: 30.25/100
• National rank: #6289
• State rank: #225 of 342 in WI

Livability — Stephenson

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

Census & demographics

• Population (ZIP): 5,845

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 15% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 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: ▼ -34.94%
• Current HPI: 244.7298
• 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

+653.8% since first listed

11 events — show timeline

• 2026-06-02 Price Changed $150,000 RANW
• 2026-05-07 Listed $160,000 RANW
• 2025-12-19 Rental Removed $1,100 TURBOTENANT
• 2025-10-18 Listed for Rent $1,100 TURBOTENANT
• 2025-09-10 Rental Removed $1,100 TURBOTENANT
• 2025-08-30 Price Changed $1,100 TURBOTENANT
• 2025-08-05 Listed for Rent $1,200 TURBOTENANT
• 2025-02-18 Rental Removed $1,000 TURBOTENANT
• 2025-01-30 Listed for Rent $1,000 TURBOTENANT
• 2021-07-14 Sold (Public Records) $87,000 Public Records
• 2021-06-01 Sold (Public Records) $19,900 Public Records

Property tax history

+17.7%/yr

Latest (2025): $704 · +1.9% YoY. Source: county tax records.