3015 Pine Ln · Dexter, WI 54495

$75,000

2 bd · 1.0 ba · 938 sqft · Other · 126 Days on market

Built 1989 0.72 ac lot $80/sqft · 58% below area

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 2-bedroom, 1-bath home sits on a generous 0.7-acre lot, offering plenty of space for outdoor living, gardening, or simply enjoying some privacy. The home features a practical single-level layout with two spacious bedrooms, a full bathroom, an open living area that flows nicely into the kitchen and dining space, and ample natural light throughout. It's well-suited for comfortable everyday living or as a peaceful retreat. A standout feature is the 24x24 detached garage?a full 576 square feet of versatile space perfect for parking vehicles, storing tools and equipment, working on projects, or even converting into a workshop or hobby area. The property provides a nice balance of home and land, with room to roam, add a garden, set up outdoor seating, or keep things low maintenance while still having elbow room. ,LP Tank is owned.

Key facts

• Versatile space
• Ample natural light
• 0.7-acre lot

Tags

• 0.7-ACRE LOT
• SINGLE-LEVEL LAYOUT
• OPEN LIVING AREA
• AMPLE NATURAL LIGHT
• 24X24 DETACHED GARAGE
• VERSATILE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pittsville School District (rural): math 32% / reading 36% proficiency, ranked #241 of 342 in WI (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 122 units permitted in Wood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wood County population projected at -22% 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 $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $75k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 1.26% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (median comp): $177,367
• List price: $75,000
• Delta: -57.71%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $2,960
• Equity at exit: $11,183

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $22,063
• Equity at exit: $6,485

Cash invested: $21,000 (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 54495

• Home prices YoY: -28.6%
• Active inventory: 15
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $237

Break-even live

Break-even rent $645

Max offer price $75,000

Occupancy floor 70%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $75,000 Active 126 DOM
2. 2026-06-17
   days on market $75,000 Active 125 DOM
3. 2026-06-17
   price $75,000 Active 124 DOM
4. 2026-06-16
   days on market $85,000 Active 124 DOM
5. 2026-06-15
   days on market $85,000 Active 123 DOM
6. 2026-06-15
   days on market $85,000 Active 122 DOM
7. 2026-06-13
   days on market $85,000 Active 121 DOM
8. 2026-06-12
   days on market $85,000 Active 120 DOM
9. 2026-06-09
   days on market $85,000 Active 117 DOM
10. 2026-06-08
    days on market $85,000 Active 116 DOM
11. 2026-06-08
    days on market $85,000 Active 115 DOM
12. 2026-06-05
    days on market $85,000 Active 113 DOM
13. 2026-06-03
    days on market $85,000 Active 111 DOM
14. 2026-06-02
    days on market $85,000 Active 110 DOM
15. 2026-06-01
    days on market $85,000 Active 109 DOM
16. 2026-05-31
    days on market $85,000 Active 108 DOM
17. 2026-02-10
    listed $85,000 Active 846-char remark

    Show marketing remark (846 chars)

    This cozy 2-bedroom, 1-bath home sits on a generous 0.7-acre lot, offering plenty of space for outdoor living, gardening, or simply enjoying some privacy. The home features a practical single-level layout with two spacious bedrooms, a full bathroom, an open living area that flows nicely into the kitchen and dining space, and ample natural light throughout. It's well-suited for comfortable everyday living or as a peaceful retreat. A standout feature is the 24x24 detached garage?a full 576 square feet of versatile space perfect for parking vehicles, storing tools and equipment, working on projects, or even converting into a workshop or hobby area. The property provides a nice balance of home and land, with room to roam, add a garden, set up outdoor seating, or keep things low maintenance while still having elbow room. ,LP Tank is owned.

18. 2017-03-28
    soldstatus $15,000

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,206 · $100/mo
• Expected delta: +$182/yr (+$15/mo · 17.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 13 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: $11,347
• − Mortgage interest: −$4,201
• − Property taxes: −$1,024
• − Insurance: −$375
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,182
• Taxable income: $1,750
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,426/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: Pittsville School District
• NCES district ID: 5511790
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $49,036
• Composite: 29.42/100
• National rank: #6523
• State rank: #241 of 342 in WI

Livability — Dexter

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

Census & demographics

• Population (ZIP): 7,857

Population outlook (Wood County) Hauer SSP2

• Today (2025): 69,530 people
• By 2030: 66,919 · -3.8%
• By 2040: 60,735 · -12.6%
• By 2050: 54,077 · -22.2%
• By 2075: 41,820 · -39.9%
• By 2100: 31,863 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Asian 4% Black 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 11% Portuguese 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 2% Spanish 2%

Political lean MEDSL · Wood

• 2024 margin: R (+19.9) · D 39.4% · R 59.3% · Other 1.3%
• 2008→2024 swing: -33.1pp toward R · 2008: 13.1pp · 2024: -19.9pp
• All cycles: 2024: R+19.9 2020: R+19.2 2016: R+19.3 2012: R+2.9 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.98%
• Current HPI: 227.7359
• 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

+466.7% since first listed

2 events — show timeline

• 2026-02-10 Listed $85,000 CWMLS
• 2017-03-28 Sold (Public Records) $15,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,024 · +12.1% YoY. Source: county tax records.