W7793 Bergeson Ln · Amberg, WI 54102

$59,900

1 bd · None ba · 572 sqft · Other · 38 Days on market

Built 1960 0.88 ac lot $105/sqft · 44% below area Est $106k · 44% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +7.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Looking for your little piece of the bigwoods here in Marinette County? This maybe it. The rustic cabin has been enjoyed for 40 years as a hunting camp and with some imagination and TLC you could make this your little "Up North" getaway. Cabin is block construction with kitchenette. Fireplace has a new stainless steel flue and there is power to the outhouse for a heater. Currently no septic, hand pump in kitchenette sink, but not in use. Sink drain is not currently functional. Property to be sold as is.

Key facts

• Kitchenette
• Block construction
• Power to outhouse

Tags

• BLOCK CONSTRUCTION
• KITCHENETTE
• NEW STAINLESS STEEL FLUE
• POWER TO OUTHOUSE

Property features AI

Finance

• Other: Some items may be left at seller's convenience; sellers' personal property excluded

Exterior

• Utilities: No waste disposal system (see remarks); Other water arrangement (see remarks)
• Home design: Single-family, one-story home; Construction completed; Finished above-grade area reported (572)
• Construction: Built (year from assessor/public record); No finished space below grade
• Exterior features: Asphalt/composite exterior; Lot is approximately 0.88 acre; Zoned residential

Interior

• Kitchen: Kitchen on the main level (16 x 8)
• Bedrooms: Master bedroom on the main level (7 x 8)
• Heating & cooling: Radiant heating; Electric and wood heat sources
• Interior features: Family room on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($764 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#727 in WI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Wausaukee School District (rural): math 30% / reading 20% proficiency, ranked #402 of 426 in WI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($414 loan paydown + $5k appreciation (8.1% local appreciation)).
• Marinette County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) 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.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $106,207
• List price: $59,900
• Delta: -43.60%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

8.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.35×
• Total profit: $39,393
• Equity at exit: $45,932

10-year hold

• IRR: 29.1%
• Equity multiple: 7.18×
• Total profit: $103,644
• Equity at exit: $91,583

Cash invested: $16,772 (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 54102

• Home prices YoY: 3.6%
• Active inventory: 11
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $764 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $225

Break-even live

Break-even rent $479

Max offer price $59,900

Occupancy floor 66%

Sensitivity live

Price	-10% $259	-5% $242	+0% $225	+5% $208	+10% $191
Rent	-10% $165	-5% $195	+0% $225	+5% $255	+10% $285
Rate	-1.0pp $255	-0.5pp $240	base $225	+0.5pp $209	+1.0pp $194

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $59,900 Active 38 DOM
2. 2026-06-21
   days on market $59,900 Active 37 DOM
3. 2026-06-18
   days on market $59,900 Active 35 DOM
4. 2026-06-17
   days on market $59,900 Active 34 DOM
5. 2026-06-16
   days on market $59,900 Active 33 DOM
6. 2026-06-15
   days on market $59,900 Active 32 DOM
7. 2026-06-15
   days on market $59,900 Active 31 DOM
8. 2026-06-13
   days on market $59,900 Active 30 DOM
9. 2026-06-12
   days on market $59,900 Active 29 DOM
10. 2026-06-09
    days on market $59,900 Active 26 DOM
11. 2026-06-08
    days on market $59,900 Active 25 DOM
12. 2026-06-08
    days on market $59,900 Active 24 DOM
13. 2026-06-05
    days on market $59,900 Active 22 DOM
14. 2026-06-04
    days on market $59,900 Active 21 DOM
15. 2026-06-03
    days on market $59,900 Active 20 DOM
16. 2026-06-02
    days on market $59,900 Active 19 DOM
17. 2026-06-01
    days on market $59,900 Active 18 DOM
18. 2026-05-31
    days on market $59,900 Active 17 DOM
19. 2026-05-14
    listed $59,900 Active 518-char remark
20. 2026-05-12
    historical 518-char remark

    Show marketing remark (518 chars)

    Looking for your little piece of the bigwoods here in Marinette County? This maybe it. The rustic cabin has been enjoyed for 40 years as a hunting camp and with some imagination and TLC you could make this your little "Up North" getaway. Cabin is block construction with kitchenette. Fireplace has a new stainless steel flue and there is power to the outhouse for a heater. Currently no septic, hand pump in kitchenette sink, but not in use. Sink drain is not currently functional. Property to be sold as is.

21. 2025-09-08
    listed $64,900 Active 518-char remark

    Show marketing remark (518 chars)

    Looking for your little piece of the bigwoods here in Marinette County? This maybe it. The rustic cabin has been enjoyed for 40 years as a hunting camp and with some imagination and TLC you could make this your little "Up North" getaway. Cabin is block construction with kitchenette. Fireplace has a new stainless steel flue and there is power to the outhouse for a heater. Currently no septic, hand pump in kitchenette sink, but not in use. Sink drain is not currently functional. Property to be sold as is.

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: +$317/yr (+$26/mo · 66.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $9,168
• − Mortgage interest: −$3,355
• − Property taxes: −$474
• − Insurance: −$300
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$1,743
• Taxable income: $1,830
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,261/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: Wausaukee School District
• NCES district ID: 5515930
• Math proficiency: 30% ▼ -1.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $37,392
• Composite: 23.91/100
• National rank: #13203
• State rank: #402 of 426 in WI

Livability — Amberg

• Score: 59/100
• State rank: #727
• US rank: #20239

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 740

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 4% Black 1%
• Common ancestry: Romanian 15% English 5% Portuguese 5%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 8.10%
• Current HPI: 234.0406
• 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

-7.7% since first listed

3 events — show timeline

• 2026-05-14 Listed $59,900 RANW
• 2026-05-12 Listing Removed — RANW
• 2025-09-08 Listed $64,900 RANW

Property tax history

+2.4%/yr

Latest (2025): $474 · +15.5% YoY. Source: county tax records.