910 1st St Unit TRL 38

Glenwood City, WI 54013

$75,900B-

3 bd · 1.0 ba · 980 sqft · Built 1977 · SingleFamily · Active · 233 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,281/mo
• Mortgage (P&I): −$398
• Tax + insurance: −$182
• HOA: −$0
• Vac / Maint / Mgmt: −$269
• Net cashflow: $432/mo
• Annual: $5,183/yr
• Cap rate: 14.00%
• Cash-on-cash: 27.52%
• DSCR: 2.22
• 1% rule: 1.69%
• Cash to close: $21,252

Investor read

• This is a 3-bed/1.0-bath single-family listed at $76k. Condition is rated fair.
• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• It's been on market 233 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Location reads 69/100 on livability (#334 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Glenwood City School District (rural): math 42% / reading 42% proficiency, ranked #130 of 342 in WI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenwood City Elementary (math 37% / reading 32%, grade F, #610 of 1,041 statewide, top 63%, 295 students, 38% FRL); Glenwood City Middle (math 47% / reading 47%, grade D+, #73 of 383 statewide, top 22%, 136 students, 30% FRL); Glenwood City High (math 24% / reading 44%, grade F, #144 of 483 statewide, top 36%, 193 students, 25% FRL) — zoned schools at 31% FRL track the district average.
• Watch-outs: flood insurance adds $56/mo.
• Market conditions: 29 active listings in the ZIP; 411 units permitted in St. Croix County in 2024 (36 in 5+ unit buildings).
• St. Croix County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — No visible damage, but age is implied
• Major: exterior siding — Weathered siding, visible wear