1301 6th Ave Ave W · Ashland, WI 54806

$115,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 56 Days on market

Built 1933 10,454 sqft lot Est $151k · 24% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• 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 charming bungalow is conveniently located on a spacious and sunny corner lot, just a few blocks from downtown Ashland. Inside you'll find all of the original charm just waiting for a few updates. A kitchen with adjoining pantry opens into the dining and living rooms, all with high ceilings and wood floors. There are three bedrooms, one which would make a nice office or guest space, a full basement for laundry and storage, and a breezeway connects the home's entry area to the garage and backyard. The home has a new roof (2024) and raised garden beds in the large yard.

Key facts

• 0.24 acre lot
• Garage
• Built 1933

Property features AI

Finance

• Other: Lot size about 0.24 acre

Exterior

• Parking: Off-street parking; 1-car garage
• Utilities: Utilities information not provided
• Home design: Single-family, 1-story home; Estimated finished above-grade area about 1,008
• Construction: Built (year not provided)
• Exterior features: Level lot

Interior

• Kitchen: Eat-in kitchen (dimensions listed above)
• Bedrooms: Bedroom 2 on main level (approx. 11 x 10); Bedroom 3 on main level (approx. 8 x 9); Bedroom 4 on main level (approx. 10 x 12)
• Bathrooms: 1 full bathroom
• Interior features: Living room on main level (approx. 13 x 12); Kitchen on main level (approx. 23 x 12)

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 $22 ($261/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 $107k (7.1% below list).
• Recommended offer: $107k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% 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: 85 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 56 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,808 (7.1% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 6th Ave W	0.00mi	3/1.0	1,008 (0%)	0mo	$116,075	$115	100
1105 9th Ave W	0.24mi	3/1.0	1,046 (+4%)	12mo	$206,000	$197	72
1008 12th Ave W	0.43mi	3/1.0	1,084 (+8%)	5mo	$180,000	$166	63
1613 Ellis Ave	0.42mi	2/1.0 (-1)	968 (-4%)	10mo	$150,000	$155	61
812 4th Ave W	0.36mi	2/1.0 (-1)	888 (-12%)	1mo	$194,845	$219	57
311 7th St W	0.48mi	4/1.0 (+1)	938 (-7%)	5mo	$39,900	$43	57
213 E 8th St	0.60mi	3/1.0	932 (-8%)	5mo	$105,000	$113	55
613 Vaughn Ave	0.47mi	3/1.0	1,100 (+9%)	11mo	$165,000	$150	54
308 7th St W	0.46mi	3/1.0	1,125 (+12%)	8mo	$56,000	$50	52
915 Prentice Ave	0.60mi	2/1.0 (-1)	1,088 (+8%)	6mo	$155,000	$142	48
914 2nd Ave W	0.40mi	2/1.0 (-1)	868 (-14%)	9mo	$185,000	$213	46
1008 E 3rd Ave	0.55mi	2/1.5 (-1)	1,125 (+12%)	3mo	$168,000	$149	45

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-17,217
• Equity at exit: $17,147

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-13,075
• 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: 85
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $22

Break-even live

Break-even rent $1,041

Max offer price $115,000

Occupancy floor 93%

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 9 events

1. 2026-04-08
   historical Contingent 578-char remark

   Show marketing remark (578 chars)

   This charming bungalow is conveniently located on a spacious and sunny corner lot, just a few blocks from downtown Ashland. Inside you'll find all of the original charm just waiting for a few updates. A kitchen with adjoining pantry opens into the dining and living rooms, all with high ceilings and wood floors. There are three bedrooms, one which would make a nice office or guest space, a full basement for laundry and storage, and a breezeway connects the home's entry area to the garage and backyard. The home has a new roof (2024) and raised garden beds in the large yard.

2. 2026-04-03
   listed $115,000 Active 578-char remark

   Show marketing remark (578 chars)

   This charming bungalow is conveniently located on a spacious and sunny corner lot, just a few blocks from downtown Ashland. Inside you'll find all of the original charm just waiting for a few updates. A kitchen with adjoining pantry opens into the dining and living rooms, all with high ceilings and wood floors. There are three bedrooms, one which would make a nice office or guest space, a full basement for laundry and storage, and a breezeway connects the home's entry area to the garage and backyard. The home has a new roof (2024) and raised garden beds in the large yard.

3. 2026-04-03
   listed $115,000 Active 578-char remark

   Show marketing remark (578 chars)

   This charming bungalow is conveniently located on a spacious and sunny corner lot, just a few blocks from downtown Ashland. Inside you'll find all of the original charm just waiting for a few updates. A kitchen with adjoining pantry opens into the dining and living rooms, all with high ceilings and wood floors. There are three bedrooms, one which would make a nice office or guest space, a full basement for laundry and storage, and a breezeway connects the home's entry area to the garage and backyard. The home has a new roof (2024) and raised garden beds in the large yard.

4. 2024-04-01
   soldstatus $125,000
5. 2024-03-28
   soldstatus $125,000 602-char remark

   Show marketing remark (602 chars)

   Main level living with a full basement, attached garage and corner lot in the heart of Ashland just one block from Chapple Avenue. This bright home offers a great layout with three bedrooms - two bedrooms connecting to the full bath, high ceilings, wood floors, open-concept kitchen & dining space and comfortable living room. Plenty of storage throughout including a walk-in kitchen pantry and full basement. Pull into your garage and enjoy the breezeway to the home and a front and back option to access the yard. Set on just under a quarter acre +/- with room to garden and enjoy the outdoors.

6. 2024-02-13
   listed $129,900 602-char remark

   Show marketing remark (602 chars)

   Main level living with a full basement, attached garage and corner lot in the heart of Ashland just one block from Chapple Avenue. This bright home offers a great layout with three bedrooms - two bedrooms connecting to the full bath, high ceilings, wood floors, open-concept kitchen & dining space and comfortable living room. Plenty of storage throughout including a walk-in kitchen pantry and full basement. Pull into your garage and enjoy the breezeway to the home and a front and back option to access the yard. Set on just under a quarter acre +/- with room to garden and enjoy the outdoors.

7. 2017-08-31
   soldstatus $64,900
8. 2017-08-31
   soldstatus $64,900
9. 2015-12-15
   listed $67,900

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$37/yr (+$3/mo · 1.8%)

ⓘ 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: $12,817
• − Mortgage interest: −$6,442
• − Property taxes: −$2,053
• − Insurance: −$575
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$3,345
• Taxable loss: −$1,649
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $657/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

+69.4% since first listed

9 events — show timeline

• 2026-04-08 Contingent — SAAR
• 2026-04-03 Listed $115,000 LSAR
• 2026-04-03 Listed $115,000 SAAR
• 2024-04-01 Sold (Public Records) $125,000 Public Records
• 2024-03-28 Sold (MLS) $125,000 LSAR
• 2024-02-13 Listed $129,900 LSAR
• 2017-08-31 Sold (Public Records) $64,900 Public Records
• 2017-08-31 Sold (MLS) $64,900 LSAR
• 2015-12-15 Listed $67,900 LSAR

Property tax history

+3.1%/yr

Latest (2025): $2,053 · +21.9% YoY. Source: county tax records.