7741 State Hwy 42 #220 · Egg Harbor, WI 54209

$75,000

1 bd · 1.0 ba · 550 sqft · Condo · 10 Days on market

Built 1983 $709/mo HOA · 47% of rent

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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 +14.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Desirable Flagship Loft Model in a prime second-floor location, just a short walk from the heart of Egg Harbor. This inviting condominium features a private loft bedroom, sleeper sofa, spacious living area, and abundant windows that fill the unit with natural light. Fully updated and move-in ready, it offers excellent rental income potential with a strong rental history. Enjoy the benefits of a well-managed condominium association with professional rental management and building maintenance. Walk to shopping, dining, coffee shops, the marina, library, and entertainment. Egg Harbor Beach is a short walk or bike ride away for swimming, kayaking, paddleboarding, and waterfront fun. Ask about RCI membership and travel opportunities worldwide!

Key facts

• Abundant windows
• Spacious living area
• Private loft bedroom

Tags

• PRIVATE LOFT BEDROOM
• SPACIOUS LIVING AREA
• ABUNDANT WINDOWS
• STRONG RENTAL HISTORY
• PROFESSIONAL RENTAL MANAGEMENT
• BUILDING MAINTENANCE

Property features AI

Finance

• Other: Zoned Commercial
• HOA & community: Monthly condo fee; Association amenities include common green space, playground, pool, rental allowed, and laundry facilities; Condominium name: The Landing; Building contains about 45 units; association about 60 units

Exterior

• Parking: No parking
• Utilities: Municipal sewer; Electric service
• Home design: Condo (flat/one level); Shared wall/adjoining building
• Construction: Crawl space and poured concrete foundation
• Exterior features: Deck; Patio; Cedar exterior

Interior

• Kitchen: Kitchen on the main level, approximately 8 x 5; Dishwasher; Microwave; Refrigerator
• Bedrooms: Main-level primary bedroom, approximately 11 x 10
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall A/C
• Interior features: Indoor pool; Hot tub
• Laundry & utility: Laundry facilities available in the building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $18 ($213/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 6.6% vs local median 1.0% in Egg Harbor — 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 66/100 on livability (#455 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: amenities F, commute F, health & safety D-.
• Gibraltar Area School District (rural): math 52% / reading 54% proficiency, ranked #45 of 342 in WI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 103 active listings in the ZIP; 306 units permitted in Door County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $3k appreciation (4.6% local appreciation)).
• Door County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.02% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.82×
• Total profit: $17,189
• Equity at exit: $40,739

10-year hold

• IRR: 14.4%
• Equity multiple: 3.51×
• Total profit: $52,638
• Equity at exit: $68,894

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 54209

• Home prices YoY: 2.0%
• Active inventory: 103
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$31
• HOA: −$709
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $18

Break-even live

Break-even rent $1,492

Max offer price $75,000

Occupancy floor 94%

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: —

HOA detail condo

• Monthly dues: $709 · $8,508/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-18
   days on market $75,000 Active 10 DOM
2. 2026-06-17
   days on market $75,000 Active 9 DOM
3. 2026-06-16
   days on market $75,000 Active 8 DOM
4. 2026-06-15
   days on market $75,000 Active 7 DOM
5. 2026-06-15
   days on market $75,000 Active 6 DOM
6. 2026-06-13
   days on market $75,000 Active 5 DOM
7. 2026-06-12
   days on market $75,000 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $75,000 Active 1 DOM

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$425/yr (+$35/mo · 79.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,169
• − Mortgage interest: −$4,201
• − Property taxes: −$538
• − Insurance: −$375
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$8,508
• − Depreciation: −$2,182
• Taxable loss: −$542
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $343/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: Gibraltar Area School District
• NCES district ID: 5505220
• Math proficiency: 52% ▼ -1.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $53,154
• Composite: 45.57/100
• National rank: #2598
• State rank: #45 of 342 in WI

Livability — Egg Harbor

• Score: 66/100
• State rank: #455
• US rank: #11512

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Egg Harbor, WI
• Population (ZIP): 1,529

Population outlook (Door County) Hauer SSP2

• Today (2025): 27,220 people
• By 2030: 26,785 · -1.6%
• By 2040: 25,167 · -7.5%
• By 2050: 23,052 · -15.3%
• By 2075: 18,981 · -30.3%
• By 2100: 14,801 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1% Native American 1%
• Common ancestry: Portuguese 8% Romanian 8% English 7%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Door

• 2024 margin: Toss-up / Even · D 50.6% · R 48.3% · Other 1.1%
• 2008→2024 swing: -15.1pp toward R · 2008: 17.3pp · 2024: 2.2pp
• All cycles: 2024: D+2.2 2020: D+1.4 2016: R+3.2 2012: D+7.0 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.61%
• Current HPI: 235.2831
• 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

2 events — show timeline

• 2026-06-08 Listed $75,000 DCBRMLS
• 2026-06-04 Listed $75,000 RANW

Property tax history

-1.9%/yr

Latest (2025): $538 · +7.9% YoY. Source: county tax records.