10606 Pine Ln · Bloomington, WI 53804

$38,000

1 bd · None ba · 440 sqft · SingleFamily · 26 Days on market

435 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rustic Camping without the tent! This cabin located in Jay's Landing in Bagley is perfect for someone looking for a little peace & quiet with a little maintenance needed. Enjoy a good book or great conversation with neighbors on the screened-in porch. This 1 bedroom cabin has been completely remodeled inside. While it currently has an outhouse and outdoor shower, it does have plumbing for an indoor shower to be built on. With an appealing price tag, you'll be able to do the updates to fit your needs. * Jays Landing is in Bagley close to River of Lakes but is in Bloomington township * Land is NOT included in this property. Owners must be approved by the Jay's Landing Owners prior to

Key facts

• Screened-in porch
• Completely remodeled
• Listed 25 days

Tags

• SCREENED-IN PORCH
• COMPLETELY REMODELED
• PLUMBING FOR INDOOR SHOWER

Property features AI

Finance

• Other: Zoning: Residential
• Financial info: Total taxes listed for 2025

Exterior

• Utilities: Shared well and other water arrangements; Other sewer/waste details noted; Electric service available
• Home design: Single-family, 1-story home; Approximately 440 finished above-grade square footage
• Construction: Built/record information provided by owner
• Exterior features: Aluminum/steel exterior; Small lot (approximately 0.01 acre); Waterview (no frontage)

Interior

• Kitchen: Includes appliances and kitchenware
• Bedrooms: Master bedroom on main level, approximately 10 x 8
• Bathrooms: No master bathroom
• Heating & cooling: LP gas heating; Window A/C unit
• Interior features: Living room on main level; Kitchen on main level; No basement (slab foundation); Patio
• Laundry & utility: Propane heater; Propane tank

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($766 rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#374 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: 3 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 ($263 loan paydown + $3k appreciation (8.0% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,430 (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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.02% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.66%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.3%
• Equity multiple: 4.52×
• Total profit: $37,445
• Equity at exit: $28,816

10-year hold

• IRR: 46.5%
• Equity multiple: 9.69×
• Total profit: $92,444
• Equity at exit: $57,148

Cash invested: $10,640 (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 53804

• Home prices YoY: 4.0%
• Active inventory: 3
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $766 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $343

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 50%

Sensitivity live

Price	-10% $369	-5% $356	+0% $343	+5% $330	+10% $316
Rent	-10% $282	-5% $312	+0% $343	+5% $373	+10% $403
Rate	-1.0pp $362	-0.5pp $352	base $343	+0.5pp $333	+1.0pp $323

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $38,000 Active 26 DOM
2. 2026-06-17
   days on market $38,000 Active 25 DOM
3. 2026-06-16
   days on market $38,000 Active 24 DOM
4. 2026-06-15
   days on market $38,000 Active 23 DOM
5. 2026-06-15
   days on market $38,000 Active 22 DOM
6. 2026-06-13
   days on market $38,000 Active 21 DOM
7. 2026-06-12
   days on market $38,000 Active 20 DOM
8. 2026-06-09
   remarks 695-char remark
9. 2026-06-09
   days on market $38,000 Active 17 DOM
10. 2026-06-08
    days on market $38,000 Active 16 DOM
11. 2026-06-08
    days on market $38,000 Active 15 DOM
12. 2026-06-05
    days on market $38,000 Active 13 DOM
13. 2026-06-03
    days on market $38,000 Active 11 DOM
14. 2026-06-02
    days on market $38,000 Active 10 DOM
15. 2026-06-01
    days on market $38,000 Active 9 DOM
16. 2026-05-31
    days on market $38,000 Active 8 DOM
17. 2026-05-23
    listed $38,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $9,195
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$736
• − Management: −$736
• − Depreciation: −$1,105
• Taxable income: $3,730
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,218/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 — Bloomington

• Score: 68/100
• State rank: #374
• US rank: #9397

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

• Population (ZIP): 1,294

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Polish 2% Portuguese 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

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: ▲ 7.98%
• Current HPI: 205.4981
• 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

• 2026-05-23 Listed $38,000 SCWMLS