W4982 Harmon Rd · Zoar, WI 54430

$90,000

3 bd · 1.5 ba · 1,200 sqft · Other · 39 Days on market

Built 1982 1.18 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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.0/10.0

Listing remarks MLS

Experience the best of the Northwoods lifestyle with this fantastic 3-bedroom, 1.5-bath home. Designed for those who love the outdoors, this property provides excellent wildlife viewing, immediate access to hunting, fishing, and direct access to a network of trails for hiking, snowmobiling, and ATV use. The expansive 1+ acre lot offers plenty of room for setting up your outdoor gear. Enjoy quiet mornings watching the abundant wildlife and spend your evenings relaxing in your secluded cabin after a fulfilling day in nature. This is a rare opportunity to own a piece of wilderness with all the comforts of a modern home. With prime hunting grounds and recreational trails just outside your door, this home isn't just a place to live?it's a launchpad for a lifetime of outdoor memories!

Key facts

• Recreational trails
• Network of trails
• Access to hunting

Tags

• WILDLIFE VIEWING
• ACCESS TO HUNTING
• ACCESS TO FISHING
• NETWORK OF TRAILS
• RECREATIONAL TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#776 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: commute D+, health & safety D, schools F.
• White Lake School District (rural): math 10% / reading 30% proficiency, ranked #414 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 186 units permitted in Langlade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Langlade County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.3

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: 20.0%
• Equity multiple: 2.14×
• Total profit: $28,621
• Equity at exit: $40,468

10-year hold

• IRR: 21.1%
• Equity multiple: 4.05×
• Total profit: $76,866
• Equity at exit: $62,366

Cash invested: $25,200 (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 54430

• Active inventory: 1
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $280

Break-even live

Break-even rent $666

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-01-27
   status Pending
2. 2025-12-29
   historical Active w/ Contract
3. 2025-12-18
   listed $90,000 Active
4. 2025-12-16
   historical 789-char remark

   Show marketing remark (789 chars)

   Experience the best of the Northwoods lifestyle with this fantastic 3-bedroom, 1.5-bath home. Designed for those who love the outdoors, this property provides excellent wildlife viewing, immediate access to hunting, fishing, and direct access to a network of trails for hiking, snowmobiling, and ATV use. The expansive 1+ acre lot offers plenty of room for setting up your outdoor gear. Enjoy quiet mornings watching the abundant wildlife and spend your evenings relaxing in your secluded cabin after a fulfilling day in nature. This is a rare opportunity to own a piece of wilderness with all the comforts of a modern home. With prime hunting grounds and recreational trails just outside your door, this home isn't just a place to live?it's a launchpad for a lifetime of outdoor memories!

5. 2025-11-07
   listed $90,000 Active 789-char remark

   Show marketing remark (789 chars)

   Experience the best of the Northwoods lifestyle with this fantastic 3-bedroom, 1.5-bath home. Designed for those who love the outdoors, this property provides excellent wildlife viewing, immediate access to hunting, fishing, and direct access to a network of trails for hiking, snowmobiling, and ATV use. The expansive 1+ acre lot offers plenty of room for setting up your outdoor gear. Enjoy quiet mornings watching the abundant wildlife and spend your evenings relaxing in your secluded cabin after a fulfilling day in nature. This is a rare opportunity to own a piece of wilderness with all the comforts of a modern home. With prime hunting grounds and recreational trails just outside your door, this home isn't just a place to live?it's a launchpad for a lifetime of outdoor memories!

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$730/yr (+$61/mo · 357.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $12,248
• − Mortgage interest: −$5,041
• − Property taxes: −$204
• − Insurance: −$450
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,618
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,884/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: White Lake School District
• NCES district ID: 5516590
• Math proficiency: 10% ▼ -10.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $39,921
• Composite: 20.16/100
• National rank: #13841
• State rank: #414 of 426 in WI

Livability — Zoar

• Score: 47/100
• State rank: #776
• US rank: #26287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 83

Population outlook (Langlade County) Hauer SSP2

• Today (2025): 17,352 people
• By 2030: 16,260 · -6.3%
• By 2040: 13,783 · -20.6%
• By 2050: 11,378 · -34.4%
• By 2075: 7,874 · -54.6%
• By 2100: 5,971 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 14% Hispanic / Latino 8%
• Common ancestry: Romanian 14% Italian 2% Lithuanian 2%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Langlade

• 2024 margin: Solid R (+34.6) · D 32.1% · R 66.8% · Other 1.1%
• 2008→2024 swing: -35.6pp toward R · 2008: 1.0pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+32.5 2016: R+31.5 2012: R+11.8 2008: D+1.0

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

+0.0% since first listed

5 events — show timeline

• 2026-01-27 Pending — RANW
• 2025-12-29 Contingent — RANW
• 2025-12-18 Listed $90,000 RANW
• 2025-12-16 Listing Removed — RANW
• 2025-11-07 Listed $90,000 RANW

Property tax history

-1.8%/yr

Latest (2025): $204 · +4.7% YoY. Source: county tax records.