N2597 County Hwy E · Waupaca, WI 54981

$10,000

2 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 3 Days on market

Built 1960 1.00 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Listing price is opening bid, property will sell upon seller confirmation to the highest bid at the close of the auction. Auction bidding starts 6/17/2026, with a soft close on 7/15/2026 4PM. Property is being sold in an online- Internet Only- Timed auction format through Hi-Bid.com. Rare opportunity for investors & contractors. Home is in need of extensive repairs but the potential here is undeniable. Country living on 1 acre just south of Waupaca. This 3bed/1 bath 1.5 story home offers a unique layout within a lush setting. Detached 1 car garage needs major maintenance. Boiler and On Demand Water heater 2 yrs old. Buyer to verify age of the house. Preview Dates: 6/27/2026 10am-12pm,

Key facts

• 1 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Sold as-is; appliances included; any remaining contents or personal property transfer to buyer at closing

Exterior

• Parking: Detached 1-car garage
• Utilities: Private well; Private septic system; LP gas service
• Home design: 1.5-story single-family home; Construction completed; Year built: see remarks
• Construction: Finished above-grade living area reported; Finished below-grade area reported as none
• Exterior features: Cedar exterior; Lot is 1 acre or larger; Residential zoning

Interior

• Kitchen: Kitchen on main level about 9 x 10; Appliances included
• Bedrooms: Primary bedroom (upper) about 11 x 15; Second bedroom (upper) about 10 x 15; Third bedroom (upper) about 8 x 11
• Bathrooms: One full bathroom
• Heating & cooling: Radiant heating
• Interior features: Partial stone foundation in basement; Four-season room; Den/office on main level
• Laundry & utility: Utilities include LP gas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Cap rate 116.0% vs local median 2.6% in Waupaca — 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 75/100 on livability (#152 in WI, #4,082 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Waupaca School District (town): math 41% / reading 40% proficiency, ranked #148 of 342 in WI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waupaca Learning Center Elementary (math 39% / reading 32%, grade F, #608 of 1,041 statewide, top 58%, 615 students, 46% FRL); Waupaca Middle (math 43% / reading 42%, grade D-, #118 of 383 statewide, top 32%, 521 students, 42% FRL); Waupaca High (math 27% / reading 42%, grade F, #144 of 483 statewide, top 36%, 602 students, 36% FRL).
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 287 units permitted in Waupaca County in 2024 (173 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• Waupaca County population projected at -14% 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 12.45% ✓
• Cap rate: 116.03%
• Cash-on-cash: 391.90%
• DSCR: 18.44
• GRM: 0.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 21.23×
• Total profit: $56,640
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 45.43×
• Total profit: $124,392
• Equity at exit: $865

Cash invested: $2,800 (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 54981

• Active inventory: 76
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $914

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $921	-5% $918	+0% $914	+5% $911	+10% $908
Rent	-10% $816	-5% $865	+0% $914	+5% $964	+10% $1,013
Rate	-1.0pp $919	-0.5pp $917	base $914	+0.5pp $912	+1.0pp $909

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1553 Apple Tree Ln Unit 1557-13 Waupaca, WI	2.0	1.5	1050	$1,245	$1.19	45d	1	0.93mi

Listing history 4 events

1. 2026-06-21
   days on market $10,000 Active 3 DOM
2. 2026-06-21
   days on marketlisting id $10,000 Active 2 DOM
3. 2026-06-17
   remarks 695-char remark
4. 2026-06-17
   listed $10,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,940
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$291
• Taxable income: $11,499
• Est. tax owed @ 24.0%: −$2,760
• After-tax cash flow: $8,214/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: Waupaca School District
• NCES district ID: 5515840
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $50,037
• Composite: 34.92/100
• National rank: #5071
• State rank: #148 of 342 in WI

Livability — Waupaca

• Score: 75/100
• State rank: #152
• US rank: #4082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,064

Population outlook (Waupaca County) Hauer SSP2

• Today (2025): 51,499 people
• By 2030: 50,628 · -1.7%
• By 2040: 47,858 · -7.1%
• By 2050: 44,228 · -14.1%
• By 2075: 37,069 · -28.0%
• By 2100: 29,186 · -43.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Portuguese 9% Romanian 7% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Waupaca

• 2024 margin: Solid R (+33.4) · D 32.8% · R 66.2% · Other 1.1%
• 2008→2024 swing: -36.2pp toward R · 2008: 2.8pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+31.8 2016: R+30.2 2012: R+9.4 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.78%
• Current HPI: 212.9923
• 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

1 event — show timeline

• 2026-06-17 Listed $10,000 RANW

Property tax history

+0.4%/yr

Latest (2025): $1,886 · +3.5% YoY. Source: county tax records.