67108 Old Odanah Rd · Gingles, WI 54806

$139,900

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 101 Days on market

Built 2000 9.00 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
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large manufactured home on 9 acres close to everything Ashland has to offer. 4 bedrooms 2 baths with plenty of room for a garden garage and anything else you can think of.

Key facts

• 9 acres
• Garden garage
• 9 acre lot

Tags

• 9 ACRES
• GARDEN GARAGE

Property features AI

Exterior

• Home design: Single-family property; 1 story
• Construction: Approximately 1,800 finished above-grade square feet; No finished below-grade square footage reported
• Exterior features: 9-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $45 ($534/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (8.5% below list).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ashland School District (town): math 16% / reading 30% proficiency, ranked #325 of 342 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lake Superior Elementary (math 17% / reading 25%, grade F, #857 of 1,041 statewide, top 83%, 603 students, 61% FRL); Ashland Middle (math 15% / reading 33%, grade F, #325 of 383 statewide, top 85%, 398 students, 61% FRL); Ashland High (math 12% / reading 22%, grade F, #400 of 483 statewide, top 85%, 626 students, 56% FRL).
• Market conditions: 87 active listings in the ZIP; 30 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ashland County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 0.92% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.1

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-19,816
• Equity at exit: $20,860

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-13,528
• Equity at exit: $12,096

Cash invested: $39,172 (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 54806

• Active inventory: 87
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $45

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $141	-5% $93	+0% $45	+5% $-4	+10% $-52
Rent	-10% $-57	-5% $-6	+0% $45	+5% $95	+10% $146
Rate	-1.0pp $115	-0.5pp $80	base $45	+0.5pp $8	+1.0pp $-29

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $139,900 Active 101 DOM
2. 2026-06-21
   days on market $139,900 Active 100 DOM
3. 2026-06-18
   days on market $139,900 Active 98 DOM
4. 2026-06-17
   days on market $139,900 Active 97 DOM
5. 2026-06-16
   days on market $139,900 Active 96 DOM
6. 2026-06-15
   days on market $139,900 Active 95 DOM
7. 2026-06-15
   days on market $139,900 Active 94 DOM
8. 2026-06-13
   days on market $139,900 Active 93 DOM
9. 2026-06-12
   days on market $139,900 Active 92 DOM
10. 2026-06-09
    days on market $139,900 Active 89 DOM
11. 2026-06-08
    days on market $139,900 Active 88 DOM
12. 2026-06-08
    days on market $139,900 Active 87 DOM
13. 2026-06-07
    days on market $139,900 Active 86 DOM
14. 2026-06-03
    days on market $139,900 Active 83 DOM
15. 2026-06-02
    pricedays on market $139,900 Active 82 DOM
16. 2026-06-01
    days on market $154,900 Active 81 DOM
17. 2026-05-31
    days on market $154,900 Active 80 DOM
18. 2026-03-12
    listed $154,900 Active 171-char remark

    Show marketing remark (171 chars)

    Large manufactured home on 9 acres close to everything Ashland has to offer. 4 bedrooms 2 baths with plenty of room for a garden garage and anything else you can think of.

19. 2026-03-12
    listed $154,900 Active 171-char remark

    Show marketing remark (171 chars)

    Large manufactured home on 9 acres close to everything Ashland has to offer. 4 bedrooms 2 baths with plenty of room for a garden garage and anything else you can think of.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°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: $15,362
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$4,070
• Taxable loss: −$1,800
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $966/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: Ashland School District
• NCES district ID: 5500510
• Math proficiency: 16% ▼ -16.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $40,114
• Composite: 19.4/100
• National rank: #8782
• State rank: #325 of 342 in WI

Livability — Gingles

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

Census & demographics

• Population (ZIP): 11,708

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 15,204 people
• By 2030: 14,639 · -3.7%
• By 2040: 13,198 · -13.2%
• By 2050: 11,841 · -22.1%
• By 2075: 9,755 · -35.8%
• By 2100: 8,675 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Ashland

• 2024 margin: Toss-up / Even · D 51.6% · R 46.9% · Other 1.5%
• 2008→2024 swing: -32.4pp toward R · 2008: 37.1pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.0 2016: D+8.9 2012: D+30.8 2008: D+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.11%
• Current HPI: 168.3012
• 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

• 2026-03-12 Listed $154,900 LSAR
• 2026-03-12 Listed $154,900 SAAR