9803 State Hwy 27 · Hayward, WI 54843

$140,000

2 bd · 1.0 ba · 624 sqft · Other · 78 Days on market

Built 1500 10,018 sqft lot $224/sqft · at area comps Est $142k · at est.

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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).

• Cash flow +13.2/30.0
• ARV discount +8.2/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a cozy, low-maintenance home with room to grow? This charming property offers comfort, updates, and a great location just minutes from the city! Property Highlights: ? 2 Bedrooms | 1 Bathroom ? Approx. 640 sq. ft. ? Unfinished partial basement ? great for storage or future potential ? New architectural shingles on home & garage (2025) ? New conventional septic system (2025) ? Spacious, open yard ? perfect for relaxing, entertaining, or pets ? Located just 2 miles from town for convenience without sacrificing space Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes! Peaceful setting + close to amenities = the best of both worlds

Key facts

• Spacious open yard
• 0.23 acre lot
• 2 garage spots

Tags

• UNFINISHED PARTIAL BASEMENT
• NEW ARCHITECTURAL SHINGLES
• NEW CONVENTIONAL SEPTIC SYSTEM
• SPACIOUS OPEN YARD
• LOCATED JUST 2 MILES FROM TOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $-2 ($-19/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (19.9% below list).
• Recommended offer: $112k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.6% in Hayward — 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 77/100 on livability (#122 in WI, #3,155 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools D+, employment D+, crime F.
• Hayward Community School District (rural): math 40% / reading 38% proficiency, ranked #187 of 342 in WI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 209 active listings in the ZIP; 228 units permitted in Sawyer County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sawyer County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $140k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1500 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,111 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1500 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $142,356
• List price: $140,000
• Delta: -1.65%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-22,817
• Equity at exit: $20,874

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-20,127
• Equity at exit: $12,105

Cash invested: $39,200 (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 54843

• Home prices YoY: -22.1%
• Active inventory: 209
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-2

Break-even live

Break-even rent $1,123

Max offer price $139,727

Occupancy floor 95%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 78 DOM
2. 2026-06-17
   days on market $140,000 Active 77 DOM
3. 2026-06-16
   days on market $140,000 Active 76 DOM
4. 2026-06-15
   days on market $140,000 Active 75 DOM
5. 2026-06-15
   days on market $140,000 Active 74 DOM
6. 2026-06-13
   days on market $140,000 Active 73 DOM
7. 2026-06-12
   days on market $140,000 Active 72 DOM
8. 2026-06-09
   days on market $140,000 Active 69 DOM
9. 2026-06-08
   days on market $140,000 Active 68 DOM
10. 2026-06-08
    days on market $140,000 Active 67 DOM
11. 2026-06-07
    days on market $140,000 Active 66 DOM
12. 2026-06-03
    days on market $140,000 Active 63 DOM
13. 2026-06-02
    days on market $140,000 Active 62 DOM
14. 2026-06-01
    days on market $140,000 Active 61 DOM
15. 2026-05-31
    days on market $140,000 Active 60 DOM
16. 2026-05-08
    price $140,000 737-char remark

    Show marketing remark (737 chars)

    Looking for a cozy, low-maintenance home with room to grow? This charming property offers comfort, updates, and a great location just minutes from the city! Property Highlights: ? 2 Bedrooms | 1 Bathroom ? Approx. 640 sq. ft. ? Unfinished partial basement ? great for storage or future potential ? New architectural shingles on home & garage (2025) ? New conventional septic system (2025) ? Spacious, open yard ? perfect for relaxing, entertaining, or pets ? Located just 2 miles from town for convenience without sacrificing space Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes! Peaceful setting + close to amenities = the best of both worlds

17. 2026-04-01
    listed $145,000 Active 737-char remark

    Show marketing remark (737 chars)

    Looking for a cozy, low-maintenance home with room to grow? This charming property offers comfort, updates, and a great location just minutes from the city! Property Highlights: ? 2 Bedrooms | 1 Bathroom ? Approx. 640 sq. ft. ? Unfinished partial basement ? great for storage or future potential ? New architectural shingles on home & garage (2025) ? New conventional septic system (2025) ? Spacious, open yard ? perfect for relaxing, entertaining, or pets ? Located just 2 miles from town for convenience without sacrificing space Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property checks all the boxes! Peaceful setting + close to amenities = the best of both worlds

18. 2021-03-30
    soldstatus $67,000
19. 2000-08-08
    soldstatus $45,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,863 · $155/mo
• Expected delta: +$727/yr (+$61/mo · 63.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 17% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°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: $13,453
• − Mortgage interest: −$7,842
• − Property taxes: −$1,137
• − Insurance: −$700
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$4,073
• Taxable loss: −$2,451
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $570/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: Hayward Community School District
• NCES district ID: 5506270
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,508
• Composite: 32.87/100
• National rank: #5612
• State rank: #187 of 342 in WI

Livability — Hayward

• Score: 77/100
• State rank: #122
• US rank: #3155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,167

Population outlook (Sawyer County) Hauer SSP2

• Today (2025): 15,448 people
• By 2030: 14,715 · -4.7%
• By 2040: 13,039 · -15.6%
• By 2050: 11,490 · -25.6%
• By 2075: 9,280 · -39.9%
• By 2100: 7,399 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Native American 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Sawyer

• 2024 margin: R (+16.4) · D 41.4% · R 57.7%
• 2008→2024 swing: -22.6pp toward R · 2008: 6.2pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+13.4 2016: R+22.9 2012: D+0.5 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.39%
• Current HPI: 188.4382
• 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

+211.1% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $140,000 RANWW
• 2026-04-01 Listed $145,000 RANWW
• 2021-03-30 Sold (Public Records) $67,000 Public Records
• 2000-08-08 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,137 · -1.1% YoY. Source: county tax records.