1870 County F Rd #77 · Quincy, WI 53934

$74,900

2 bd · 1.0 ba · 702 sqft · SingleFamily · 85 Days on market

Built 1998 Average condition $107/sqft · 78% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in Westwind Estates near Castle Rock Lake! This well-maintained 2-bedroom, 1 full bath home offers an inviting open-concept layout connecting the living, dining, and kitchen areas are perfect for everyday living or weekend getaways. Enjoy the convenience of a double-sized carport, plus two storage sheds for all your tools, toys, and lake gear. Located in a quiet, well-kept subdivision, this property is ideal for those seeking low-maintenance living close to outdoor recreation. Whether you're looking for a primary residence, vacation retreat, or just an opportunity near Castle Rock Lake, this one checks the boxes!

Key facts

• Outdoor recreation
• Two storage sheds
• Double-sized carport

Tags

• OPEN-CONCEPT LAYOUT
• DOUBLE-SIZED CARPORT
• TWO STORAGE SHEDS
• LOW-MAINTENANCE LIVING
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Adams-Friendship Area School District (rural): math 22% / reading 19% proficiency, ranked #331 of 342 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 91 active listings in the ZIP; 126 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at -33% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.74% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $335,916
• List price: $74,900
• Delta: -77.70%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 18th Ave	0.62mi	2/1.0	786 (+12%)	16mo	$230,500	$293	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $20,319
• Equity at exit: $11,168

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $59,540
• Equity at exit: $6,476

Cash invested: $20,972 (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 53934

• Home prices YoY: -26.5%
• Active inventory: 91
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $509

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 56%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $74,900 Active 85 DOM
2. 2026-06-17
   days on market $74,900 Active 84 DOM
3. 2026-06-16
   days on market $74,900 Active 83 DOM
4. 2026-06-15
   days on market $74,900 Active 82 DOM
5. 2026-06-14
   days on market $74,900 Active 80 DOM
6. 2026-06-13
   days on market $74,900 Active 79 DOM
7. 2026-06-10
   days on market $74,900 Active 77 DOM
8. 2026-06-09
   days on market $74,900 Active 76 DOM
9. 2026-06-08
   days on market $74,900 Active 75 DOM
10. 2026-06-07
    days on market $74,900 Active 74 DOM
11. 2026-06-03
    days on market $74,900 Active 70 DOM
12. 2026-06-02
    days on market $74,900 Active 69 DOM
13. 2026-06-01
    days on market $74,900 Active 68 DOM
14. 2026-05-31
    days on market $74,900 Active 67 DOM
15. 2026-05-31
    days on market $74,900 Active 66 DOM
16. 2026-03-24
    listed $78,900 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to easy living in Westwind Estates near Castle Rock Lake! This well-maintained 2-bedroom, 1 full bath home offers an inviting open-concept layout connecting the living, dining, and kitchen areas are perfect for everyday living or weekend getaways. Enjoy the convenience of a double-sized carport, plus two storage sheds for all your tools, toys, and lake gear. Located in a quiet, well-kept subdivision, this property is ideal for those seeking low-maintenance living close to outdoor recreation. Whether you're looking for a primary residence, vacation retreat, or just an opportunity near Castle Rock Lake, this one checks the boxes!

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

Taxation est. · year 1

• Rental income: $15,598
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,179
• Taxable income: $5,230
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,856/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This well-maintained 2-bedroom home in Westwind Estates offers an open-concept layout and double-sized carport. It requires cosmetic updates to the kitchen and bathrooms to enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace linoleum flooring — modernizes the space
• Resale update kitchen cabinets and countertops — modernizes the kitchen and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace linoleum flooring — modernizes the space ↑
• Resale update kitchen cabinets and countertops — modernizes the kitchen and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Adams-Friendship Area School District
• NCES district ID: 5500060
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $38,165
• Composite: 17.22/100
• National rank: #9100
• State rank: #331 of 342 in WI

Livability — Quincy

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

Census & demographics

• Population (ZIP): 4,404

Population outlook (Adams County) Hauer SSP2

• Today (2025): 18,560 people
• By 2030: 17,523 · -5.6%
• By 2040: 14,888 · -19.8%
• By 2050: 12,359 · -33.4%
• By 2075: 8,662 · -53.3%
• By 2100: 6,000 · -67.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 11% Portuguese 8% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Strong R (+25.8) · D 34.6% · R 60.4% · Other 5.0%
• 2008→2024 swing: -44.2pp toward R · 2008: 18.3pp · 2024: -25.8pp
• All cycles: 2024: R+25.8 2020: R+25.7 2016: R+21.8 2012: D+8.7 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.94%
• Current HPI: 268.5442
• 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

• 2026-03-24 Listed $78,900 SCWMLS