N9444 Sand Ln · Stephenson, WI 54114

$129,900

3 bd · 1.0 ba · 933 sqft · Other · 233 Days on market

Built 1979 0.76 ac lot $139/sqft · at area comps Est $135k · at est.

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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 +23.4/30.0
• ARV discount +9.2/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to own what might just be the coolest, cheekiest, cabin in the Northwoods? This brings glamping to another level! Tongue & groove knotty pine ceilings & walls greet your entry into the family room/dining combo. The living room is the center of activity and creates a separate, cozy living space with knotty pine walls and access to the kitchen & two bedrooms. The kitchen, two half baths & 3rd bedroom consist of a vintage camper/trailer that was masterfully integrated into the cabins design to create a nostalgic, folksy, retro vibe with all of the livability of a modern ranch home. Enjoy being in the heart of recreation near restaurants, bars, boat landing #3, Twin Bridge, and High Falls Flowage. Caution: This cabin may be too groovy for some hep cats.

Key facts

• Knotty pine walls
• Knotty pine ceilings
• 0.76 acre lot

Tags

• KNOTTY PINE CEILINGS
• KNOTTY PINE WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Crivitz School District (rural): math 38% / reading 34% proficiency, ranked #225 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marinette 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 233 days — a 12% lower offer ($114k) 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $135,136
• List price: $129,900
• Delta: -3.87%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,779
• Equity at exit: $19,369

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $14,568
• Equity at exit: $11,231

Cash invested: $36,372 (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 54114

• Home prices YoY: -12.5%
• Active inventory: 83
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $240

Break-even live

Break-even rent $1,049

Max offer price $129,900

Occupancy floor 77%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 233 DOM
2. 2026-06-17
   days on market $129,900 Active 232 DOM
3. 2026-06-16
   days on market $129,900 Active 231 DOM
4. 2026-06-15
   days on market $129,900 Active 230 DOM
5. 2026-06-15
   days on market $129,900 Active 229 DOM
6. 2026-06-13
   days on market $129,900 Active 228 DOM
7. 2026-06-12
   days on market $129,900 Active 227 DOM
8. 2026-06-09
   days on market $129,900 Active 224 DOM
9. 2026-06-08
   days on market $129,900 Active 223 DOM
10. 2026-06-08
    days on market $129,900 Active 222 DOM
11. 2026-06-07
    days on market $129,900 Active 221 DOM
12. 2026-06-03
    days on market $129,900 Active 218 DOM
13. 2026-06-02
    days on market $129,900 Active 217 DOM
14. 2026-06-01
    days on market $129,900 Active 216 DOM
15. 2026-05-31
    days on market $129,900 Active 215 DOM
16. 2026-05-07
    price $129,900 789-char remark

    Show marketing remark (789 chars)

    Ready to own what might just be the coolest, cheekiest, cabin in the Northwoods? This brings glamping to another level! Tongue & groove knotty pine ceilings & walls greet your entry into the family room/dining combo. The living room is the center of activity and creates a separate, cozy living space with knotty pine walls and access to the kitchen & two bedrooms. The kitchen, two half baths & 3rd bedroom consist of a vintage camper/trailer that was masterfully integrated into the cabins design to create a nostalgic, folksy, retro vibe with all of the livability of a modern ranch home. Enjoy being in the heart of recreation near restaurants, bars, boat landing #3, Twin Bridge, and High Falls Flowage. Caution: This cabin may be too groovy for some hep cats.

17. 2026-05-07
    status Active 789-char remark

    Show marketing remark (789 chars)

    Ready to own what might just be the coolest, cheekiest, cabin in the Northwoods? This brings glamping to another level! Tongue & groove knotty pine ceilings & walls greet your entry into the family room/dining combo. The living room is the center of activity and creates a separate, cozy living space with knotty pine walls and access to the kitchen & two bedrooms. The kitchen, two half baths & 3rd bedroom consist of a vintage camper/trailer that was masterfully integrated into the cabins design to create a nostalgic, folksy, retro vibe with all of the livability of a modern ranch home. Enjoy being in the heart of recreation near restaurants, bars, boat landing #3, Twin Bridge, and High Falls Flowage. Caution: This cabin may be too groovy for some hep cats.

18. 2026-05-01
    historical 789-char remark

    Show marketing remark (789 chars)

    Ready to own what might just be the coolest, cheekiest, cabin in the Northwoods? This brings glamping to another level! Tongue & groove knotty pine ceilings & walls greet your entry into the family room/dining combo. The living room is the center of activity and creates a separate, cozy living space with knotty pine walls and access to the kitchen & two bedrooms. The kitchen, two half baths & 3rd bedroom consist of a vintage camper/trailer that was masterfully integrated into the cabins design to create a nostalgic, folksy, retro vibe with all of the livability of a modern ranch home. Enjoy being in the heart of recreation near restaurants, bars, boat landing #3, Twin Bridge, and High Falls Flowage. Caution: This cabin may be too groovy for some hep cats.

19. 2025-10-20
    listed $134,900 Active 789-char remark

    Show marketing remark (789 chars)

    Ready to own what might just be the coolest, cheekiest, cabin in the Northwoods? This brings glamping to another level! Tongue & groove knotty pine ceilings & walls greet your entry into the family room/dining combo. The living room is the center of activity and creates a separate, cozy living space with knotty pine walls and access to the kitchen & two bedrooms. The kitchen, two half baths & 3rd bedroom consist of a vintage camper/trailer that was masterfully integrated into the cabins design to create a nostalgic, folksy, retro vibe with all of the livability of a modern ranch home. Enjoy being in the heart of recreation near restaurants, bars, boat landing #3, Twin Bridge, and High Falls Flowage. Caution: This cabin may be too groovy for some hep cats.

20. 2023-08-22
    soldstatus $123,000

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$643/yr (+$54/mo · 57.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $16,230
• − Mortgage interest: −$7,276
• − Property taxes: −$1,116
• − Insurance: −$650
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,779
• Taxable income: $812
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,686/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: Crivitz School District
• NCES district ID: 5502970
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $40,013
• Composite: 30.25/100
• National rank: #6289
• State rank: #225 of 342 in WI

Livability — Stephenson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,845

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 15% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.94%
• Current HPI: 244.7298
• 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

+5.6% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $129,900 RANW
• 2026-05-07 Relisted — RANW
• 2026-05-01 Listing Removed — RANW
• 2025-10-20 Listed $134,900 RANW
• 2023-08-22 Sold (Public Records) $123,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,116 · +1.7% YoY. Source: county tax records.