N9245 Huigen Ln · Stephenson, WI 54114

$59,900

3 bd · 1.0 ba · 896 sqft · Other · 38 Days on market

Built 1976 0.76 ac lot $67/sqft · 42% below area Est $103k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Close to all the recreational fun ! Close to conveniences , County Land , Parks and Peshtigo River ! This mobile home has 3 Bedrooms and a full bath . Home needs some TLC and is being sold as is condition. Has a conventional septic, sand point well and electric . Needs some repairs and a good cleaning . Would make a good camp at an affordable price .

Key facts

• Electric
• County land
• Parks

Tags

• COUNTY LAND
• PARKS
• PESHTIGO RIVER
• CONVENTIONAL SEPTIC
• SAND POINT WELL
• ELECTRIC

Property features AI

Finance

• Other: Lot size approximately 0.76 acres (greater than or equal to 1/2 acre); Zoned residential
• Financial info: Total taxes listed (amount excluded per instructions)
• HOA & community: No HOA or community details provided

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Point well / sand point water; Private septic system
• Home design: Single-family, 1 story; Construction completed
• Construction: Assessor/public record year built (not specified)
• Exterior features: Aluminum/steel exterior; Wooded lot; Storage shed / outbuilding

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Master bedroom (main level) — 13 x 9; Bedroom 2 (main level) — 10 x 8; Bedroom 3 (main level) — 10 x 8
• Flooring: No flooring details provided
• Bathrooms: One full bathroom with at least one tub
• Heating & cooling: Forced air heating; LP gas fuel
• Interior features: Family room on main level; Kitchen on main level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% 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.
• Crivitz School District (rural): math 38% / reading 34% proficiency, ranked #225 of 342 in WI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marinette County population projected at -26% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $60k implies a 399% gain — meaningful room to come down on a strong offer.

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 1976 — 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. 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: 2.21% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.65%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (median comp): $103,352
• List price: $59,900
• Delta: -42.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 46.2%
• Equity multiple: 3.00×
• Total profit: $33,589
• Equity at exit: $8,931

10-year hold

• IRR: 52.0%
• Equity multiple: 6.07×
• Total profit: $84,975
• Equity at exit: $5,179

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 54114

• Home prices YoY: -12.5%
• Active inventory: 83
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $680

Break-even live

Break-even rent $465

Max offer price $59,900

Occupancy floor 44%

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 17 events

1. 2026-06-18
   days on market $59,900 Active 38 DOM
2. 2026-06-17
   days on market $59,900 Active 37 DOM
3. 2026-06-16
   days on market $59,900 Active 36 DOM
4. 2026-06-15
   days on market $59,900 Active 35 DOM
5. 2026-06-15
   days on market $59,900 Active 34 DOM
6. 2026-06-13
   days on market $59,900 Active 33 DOM
7. 2026-06-12
   days on market $59,900 Active 32 DOM
8. 2026-06-09
   days on market $59,900 Active 29 DOM
9. 2026-06-08
   days on market $59,900 Active 28 DOM
10. 2026-06-08
    days on market $59,900 Active 27 DOM
11. 2026-06-07
    days on market $59,900 Active 26 DOM
12. 2026-06-03
    days on market $59,900 Active 23 DOM
13. 2026-06-02
    days on market $59,900 Active 22 DOM
14. 2026-06-01
    days on market $59,900 Active 21 DOM
15. 2026-05-31
    days on market $59,900 Active 20 DOM
16. 2026-05-08
    listed $59,900 Active 373-char remark
17. 2021-06-04
    soldstatus $12,000

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $726 · $60/mo
• Expected delta: +$382/yr (+$32/mo · 111.2%)

ⓘ 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: $15,913
• − Mortgage interest: −$3,355
• − Property taxes: −$344
• − Insurance: −$300
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$1,743
• Taxable income: $7,626
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $6,329/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: Crivitz School District
• NCES district ID: 5502970
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $40,013
• Composite: 30.25/100
• National rank: #6289
• State rank: #225 of 342 in WI

Livability — Stephenson

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

Census & demographics

• Population (ZIP): 5,845

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 3%
• Common ancestry: Romanian 15% Lithuanian 5% English 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -34.94%
• Current HPI: 244.7298
• 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

+399.2% since first listed

2 events — show timeline

• 2026-05-08 Listed $59,900 RANW
• 2021-06-04 Sold (Public Records) $12,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $344 · +2.6% YoY. Source: county tax records.