1103 Division St · Wausaukee, WI 54177

$96,000

4 bd · 1.0 ba · 1,600 sqft · SingleFamily · 220 Days on market

Built 1950 0.31 ac lot $60/sqft · 44% below area Est $171k · 44% under

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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 +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Great corner lot wiith huge potential and a lot of space. In the Village of Wausaukee this diamond in the rough has 4 bedrooms, 1 bath, a formal dining room, den/office, and an extra bonus unfinished area in the attic. Unknown what year the home was built. The ceiling tiles in one of the upstairs bedrooms has been replaced with plywood.

Key facts

• Formal dining room
• Unfinished area
• Corner lot

Tags

• CORNER LOT
• FORMAL DINING ROOM
• DEN OFFICE
• UNFINISHED AREA
• CEILING TILES REPLACED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#530 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; 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: 49 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 $10k of equity ($664 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 220 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago 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.
• Current owner paid $63k; list at $96k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1950 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $170,670
• List price: $96,000
• Delta: -43.75%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 Elizabeth St	0.65mi	3/1.5 (-1)	1,474 (-8%)	5mo	$195,000	$132	45
N11906 Us Hwy 141	0.63mi	3/2.0 (-1)	1,782 (+11%)	2mo	$199,900	$112	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.79×
• Total profit: $75,095
• Equity at exit: $86,484

10-year hold

• IRR: 31.1%
• Equity multiple: 8.56×
• Total profit: $203,244
• Equity at exit: $186,507

Cash invested: $26,880 (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 54177

• Home prices YoY: 9.4%
• Active inventory: 49
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $358

Break-even live

Break-even rent $830

Max offer price $96,000

Occupancy floor 67%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $96,000 Active 220 DOM
2. 2026-06-17
   days on market $96,000 Active 219 DOM
3. 2026-06-16
   days on market $96,000 Active 218 DOM
4. 2026-06-15
   days on market $96,000 Active 217 DOM
5. 2026-06-15
   days on market $96,000 Active 216 DOM
6. 2026-06-13
   days on market $96,000 Active 215 DOM
7. 2026-06-12
   days on market $96,000 Active 214 DOM
8. 2026-06-09
   days on market $96,000 Active 211 DOM
9. 2026-06-08
   days on market $96,000 Active 210 DOM
10. 2026-06-08
    days on market $96,000 Active 209 DOM
11. 2026-06-05
    days on market $96,000 Active 207 DOM
12. 2026-06-04
    days on market $96,000 Active 206 DOM
13. 2026-06-03
    days on market $96,000 Active 205 DOM
14. 2026-06-02
    days on market $96,000 Active 204 DOM
15. 2026-06-01
    days on market $96,000 Active 203 DOM
16. 2026-05-31
    days on market $96,000 Active 202 DOM
17. 2025-11-07
    listed $96,000 Active 338-char remark

    Show marketing remark (338 chars)

    Great corner lot wiith huge potential and a lot of space. In the Village of Wausaukee this diamond in the rough has 4 bedrooms, 1 bath, a formal dining room, den/office, and an extra bonus unfinished area in the attic. Unknown what year the home was built. The ceiling tiles in one of the upstairs bedrooms has been replaced with plywood.

18. 2012-09-06
    historical
19. 2012-07-27
    listed $12,000
20. 2006-05-08
    soldstatus $63,000

ⓘ 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: $1,348 · $112/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$214/yr (+$18/mo · 15.9%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,397
• − Mortgage interest: −$5,377
• − Property taxes: −$1,348
• − Insurance: −$480
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,793
• Taxable income: $2,936
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,590/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 — Wausaukee

• Score: 64/100
• State rank: #530
• US rank: #13647

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wausaukee, WI
• Population (ZIP): 2,788

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Asian 1%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 4%
• Foreign-born: 2%
• Languages at home: 97% English-only · Tagalog/Filipino 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: ▲ 25.36%
• Current HPI: 296.0179
• 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

+52.4% since first listed

4 events — show timeline

• 2025-11-07 Listed $96,000 RANW
• 2012-09-06 Listing Removed — MiRealSource-MiMLS
• 2012-07-27 Listed $12,000 MiRealSource-MiMLS
• 2006-05-08 Sold (Public Records) $63,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,348 · +13.8% YoY. Source: county tax records.