9170 School Rd · Port Wing, WI 54865

$139,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily · 16 Days on market

Built 1900 0.74 ac lot Est $136k · 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 +10.7/30.0
• ARV discount +6.4/15.0
• Appreciation +5.9/10.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3 bedroom home with large kitchen and living areas, a main floor bedroom, basement, large garage and storage container on a large lot across the street from the school and just down the road for the marina and Lake Superior.

Key facts

• Large garage
• Large lot
• Large kitchen

Tags

• LARGE KITCHEN
• LARGE GARAGE
• LARGE LOT
• DOWN THE ROAD FROM THE MARINA

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer and power details not provided
• Home design: Single family detached residence; Single-story
• Construction: Year built not provided; Construction materials not provided; Foundation details not provided
• Exterior features: Metal roof; Lot dimensions approximately 120 x 250; Lot about 0.74 acre; Residential zoning

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: Master bedroom on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Master bedroom on main level; Partial, unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (23.2% below list).
• Recommended offer: $107k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#482 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety D, amenities F, commute F.
• South Shore School District (rural): math 35% / reading 50% proficiency, ranked #220 of 426 in WI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 106 units permitted in Bayfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($961 loan paydown + $3k appreciation (1.8% local appreciation)).
• Bayfield County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,813 (23.2% 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. Built in 1900 — 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: 0.77% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $135,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83185 Washington Ave	0.34mi	2/1.0 (-1)	1,200 (+3%)	6mo	$140,000	$117	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $4,241
• Equity at exit: $53,658

10-year hold

• IRR: 6.1%
• Equity multiple: 1.82×
• Total profit: $31,797
• Equity at exit: $76,381

Cash invested: $38,920 (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 54865

• Home prices YoY: 1.7%
• Active inventory: 15
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-66

Break-even live

Break-even rent $1,151

Max offer price $127,415

Occupancy floor —

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $139,000 Active 16 DOM
2. 2026-06-17
   days on market $139,000 Active 15 DOM
3. 2026-06-16
   days on market $139,000 Active 14 DOM
4. 2026-06-15
   days on market $139,000 Active 13 DOM
5. 2026-06-15
   days on market $139,000 Active 12 DOM
6. 2026-06-13
   days on market $139,000 Active 11 DOM
7. 2026-06-12
   days on market $139,000 Active 10 DOM
8. 2026-06-09
   days on market $139,000 Active 7 DOM
9. 2026-06-08
   days on market $139,000 Active 6 DOM
10. 2026-06-08
    days on market $139,000 Active 5 DOM
11. 2026-06-05
    days on market $139,000 Active 3 DOM
12. 2026-06-04
    days on market $139,000 Active 2 DOM
13. 2026-06-02
    listing id $139,000 Active 1 DOM
14. 2026-06-02
    listing id $139,000 Active 1 DOM
15. 2026-05-31
    remarks 229-char remark
16. 2026-05-31
    listed $139,000 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: $1,471 · $123/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$550/yr (+$46/mo · 37.4%)

ⓘ 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 ≥95°F today · 14 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: $12,818
• − Mortgage interest: −$7,786
• − Property taxes: −$1,471
• − Insurance: −$695
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$4,044
• Taxable loss: −$3,229
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $-12/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: South Shore School District
• NCES district ID: 5512030
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,244
• Composite: 38.41/100
• National rank: #8513
• State rank: #220 of 426 in WI

Livability — Port Wing

• Score: 66/100
• State rank: #482
• US rank: #12227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Wing, WI
• Population (ZIP): 492

Population outlook (Bayfield County) Hauer SSP2

• Today (2025): 14,698 people
• By 2030: 14,481 · -1.5%
• By 2040: 13,709 · -6.7%
• By 2050: 12,777 · -13.1%
• By 2075: 11,550 · -21.4%
• By 2100: 9,908 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Black 1% Hispanic / Latino 1% Native American 1%
• Common ancestry: Portuguese 18% Italian 3% Romanian 3%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Bayfield

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 27.5pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+14.1 2016: D+8.7 2012: D+24.9 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.84%
• Current HPI: 108.9651
• 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

• 2026-05-30 Listed $139,000 LSAR
• 2026-05-30 Listed $139,000 SAAR

Property tax history

+5.7%/yr

Latest (2024): $1,471 · +28.5% YoY. Source: county tax records.