922 Macarthur Ave · Ashland, WI 54806

$115,000

3 bd · 1.0 ba · 1,575 sqft · SingleFamily · 180 Days on market

6,969 sqft lot Est $219k · 47% under ↓ 18% since listing

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home features 3 bedrooms, with one full bathroom. A main floor bedroom with a main floor bathroom makes this property convenient for any single person, couple or small family. Nice large kitchen with plenty of cupboard space. The bathroom is updated and very roomy. Nice large livingroom and diningroom, ideal for relaxing and entertaining. Full basement with gas forced air furnace and gas hot water heater. This home is ready for you take make memories and a future in.

Key facts

• 6,969 sq ft lot
• Listed 179 days

Property features AI

Finance

• Financial info: Total taxes reported for 2024

Exterior

• Home design: Two-story single-family home; Finished above-grade living area about 1,575 sq. ft.
• Exterior features: Lot size about 0.16 acres

Interior

• Kitchen: Kitchen on main level (approximately 18 x 9)
• Bedrooms: Main-level bedroom (approximately 11 x 10); Upper-level bedroom (approximately 13 x 11); Upper-level bedroom (approximately 13 x 11)
• Bathrooms: One full bathroom
• Interior features: Living room on main level (approximately 18 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Ashland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#37 in WI, #750 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, commute A; Watch: schools C-, employment F.
• Ashland School District (town): math 16% / reading 30% proficiency, ranked #325 of 342 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 87 active listings in the ZIP; 30 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ashland County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $218,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 9th Ave W	0.19mi	3/1.0	1,494 (-5%)	2mo	$44,400	$30	81
514 W 9th Ave	0.31mi	3/1.5	1,564 (-1%)	9mo	$185,000	$118	75
1122 6th St W	0.38mi	4/1.0 (+1)	1,624 (+3%)	6mo	$172,000	$106	67
1624 9th Ave W	0.49mi	3/2.0	1,624 (+3%)	4mo	$269,000	$166	64
814 3rd Ave W	0.36mi	4/1.5 (+1)	1,460 (-7%)	1mo	$214,000	$147	63
807 5th Ave E	0.74mi	3/1.0	1,572 (-0%)	4mo	$141,200	$90	62
803 Ellis Ave	0.46mi	2/2.0 (-1)	1,600 (+2%)	8mo	$182,502	$114	60
619 10th Ave W	0.28mi	2/1.0 (-1)	1,392 (-12%)	6mo	$200,000	$144	58
1023 14th Ave W	0.46mi	3/1.5	1,764 (+12%)	4mo	$244,900	$139	53
1508 11th Ave W	0.43mi	3/2.0	1,390 (-12%)	7mo	$250,000	$180	51
1019 Ellis Ave	0.45mi	4/2.0 (+1)	1,700 (+8%)	10mo	$339,000	$199	48
115 8th St E	0.54mi	2/1.5 (-1)	1,400 (-11%)	9mo	$165,000	$118	42

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-9,188
• Equity at exit: $17,147

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,187
• Equity at exit: $9,943

Cash invested: $32,200 (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 54806

• Active inventory: 87
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $148

Break-even live

Break-even rent $987

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $213	-5% $181	+0% $148	+5% $116	+10% $83
Rent	-10% $55	-5% $102	+0% $148	+5% $195	+10% $241
Rate	-1.0pp $206	-0.5pp $177	base $148	+0.5pp $118	+1.0pp $88

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $115,000 Active 180 DOM
2. 2026-06-21
   days on market $115,000 Active 179 DOM
3. 2026-06-18
   days on market $115,000 Active 177 DOM
4. 2026-06-17
   days on market $115,000 Active 176 DOM
5. 2026-06-16
   days on market $115,000 Active 175 DOM
6. 2026-06-15
   days on market $115,000 Active 174 DOM
7. 2026-06-15
   days on market $115,000 Active 173 DOM
8. 2026-06-13
   days on market $115,000 Active 172 DOM
9. 2026-06-12
   days on market $115,000 Active 171 DOM
10. 2026-06-09
    days on market $115,000 Active 168 DOM
11. 2026-06-08
    days on market $115,000 Active 167 DOM
12. 2026-06-08
    days on market $115,000 Active 166 DOM
13. 2026-06-07
    days on market $115,000 Active 165 DOM
14. 2026-06-03
    days on market $115,000 Active 162 DOM
15. 2026-06-02
    days on market $115,000 Active 161 DOM
16. 2026-06-01
    days on market $115,000 Active 160 DOM
17. 2026-05-31
    days on market $115,000 Active 159 DOM
18. 2026-03-08
    price $115,000 476-char remark

    Show marketing remark (476 chars)

    This home features 3 bedrooms, with one full bathroom. A main floor bedroom with a main floor bathroom makes this property convenient for any single person, couple or small family. Nice large kitchen with plenty of cupboard space. The bathroom is updated and very roomy. Nice large livingroom and diningroom, ideal for relaxing and entertaining. Full basement with gas forced air furnace and gas hot water heater. This home is ready for you take make memories and a future in.

19. 2026-03-07
    price $115,000 476-char remark

    Show marketing remark (476 chars)

    This home features 3 bedrooms, with one full bathroom. A main floor bedroom with a main floor bathroom makes this property convenient for any single person, couple or small family. Nice large kitchen with plenty of cupboard space. The bathroom is updated and very roomy. Nice large livingroom and diningroom, ideal for relaxing and entertaining. Full basement with gas forced air furnace and gas hot water heater. This home is ready for you take make memories and a future in.

20. 2025-12-23
    listed $130,000 Active 476-char remark

    Show marketing remark (476 chars)

    This home features 3 bedrooms, with one full bathroom. A main floor bedroom with a main floor bathroom makes this property convenient for any single person, couple or small family. Nice large kitchen with plenty of cupboard space. The bathroom is updated and very roomy. Nice large livingroom and diningroom, ideal for relaxing and entertaining. Full basement with gas forced air furnace and gas hot water heater. This home is ready for you take make memories and a future in.

21. 2025-12-23
    listed $130,000 Active 476-char remark

    Show marketing remark (476 chars)

    This home features 3 bedrooms, with one full bathroom. A main floor bedroom with a main floor bathroom makes this property convenient for any single person, couple or small family. Nice large kitchen with plenty of cupboard space. The bathroom is updated and very roomy. Nice large livingroom and diningroom, ideal for relaxing and entertaining. Full basement with gas forced air furnace and gas hot water heater. This home is ready for you take make memories and a future in.

22. 2024-07-22
    soldstatus $140,000

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$291/yr (+$24/mo · 18.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 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: $14,096
• − Mortgage interest: −$6,442
• − Property taxes: −$1,546
• − Insurance: −$575
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,345
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,794/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: Ashland School District
• NCES district ID: 5500510
• Math proficiency: 16% ▼ -16.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $40,114
• Composite: 19.4/100
• National rank: #8782
• State rank: #325 of 342 in WI

Livability — Ashland

• Score: 84/100
• State rank: #37
• US rank: #750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, WI
• Population (ZIP): 11,708

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 15,204 people
• By 2030: 14,639 · -3.7%
• By 2040: 13,198 · -13.2%
• By 2050: 11,841 · -22.1%
• By 2075: 9,755 · -35.8%
• By 2100: 8,675 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Ashland

• 2024 margin: Toss-up / Even · D 51.6% · R 46.9% · Other 1.5%
• 2008→2024 swing: -32.4pp toward R · 2008: 37.1pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.0 2016: D+8.9 2012: D+30.8 2008: D+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.11%
• Current HPI: 168.3012
• 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

-17.9% since first listed

5 events — show timeline

• 2026-03-08 Price Changed $115,000 SAAR
• 2026-03-07 Price Changed $115,000 LSAR
• 2025-12-23 Listed $130,000 LSAR
• 2025-12-23 Listed $130,000 SAAR
• 2024-07-22 Sold (Public Records) $140,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,546 · +53.5% YoY. Source: county tax records.