135 S Nothern Ave · Bagley, WI 53801

$119,500

2 bd · 1.0 ba · 1,462 sqft · SingleFamily · 44 Days on market

Built 1920 0.25 ac lot $82/sqft · 14% below area Est $139k · 14% under

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Why this score? — see what drove the C 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 +18.7/30.0
• ARV discount +13.7/15.0
• Appreciation +6.0/10.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW PRICE!! Great home for any sport enthusiast or could be used as a rental. Endless possibilities!! This property features a 2 bedroom, one-bath residence situated on a generously sized lot. Main level has a large 16x18 master bedroom with an additional upper level 20x25 bedroom with a walk-in closet. The home includes a screened-in front porch, a cozy living room and dining room. A covered side porch and a rear wooden deck provide additional outdoor living space. The property is further enhanced by a 30' x 40' Quonset building, completely cemented out. .. offering ample storage for vehicles, equipment, or recreational items, as well as a 10' x 16' utility shed for added functionality. Ca

Key facts

• Rear wooden deck
• Utility shed
• Covered side porch

Tags

• SCREENED-IN FRONT PORCH
• COVERED SIDE PORCH
• REAR WOODEN DECK
• UTILITY SHED

Property features AI

Finance

• Other: Zoned residential

Exterior

• Parking: Detached 2-car garage
• Utilities: Municipal water; Municipal sewer; Electric service
• Home design: Single-family, 1.5-story home; Built (source: appraisal)
• Construction: Aluminum/steel exterior
• Exterior features: Screened porch; Deck; Storage building (outbuilding)

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher; Microwave; Pantry
• Bedrooms: Main-level primary bedroom (13 x 24); Upper-level second bedroom (20 x 25)
• Bathrooms: Full master bathroom with walk-in shower
• Heating & cooling: Forced air heating; Central air conditioning; LP gas fuel
• Interior features: Walk-in closets; Seller-leased water softener
• Laundry & utility: Water softener (seller leased)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $107k (10.8% below list).
• Recommended offer: $107k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#663 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• River Ridge School District (rural): math 42% / reading 35% proficiency, ranked #190 of 342 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: River Ridge High (math 24% / reading 15%, grade F, #376 of 483 statewide, top 79%, 175 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 20% at this address vs 38% district-wide (-19 pts) — the specific schools serving this property underperform the River Ridge School District average; the district grade overstates school quality for this exact location.
• Market conditions: 10 active listings in the ZIP; 120 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($826 loan paydown + $2k appreciation (2.0% local appreciation)).
• Grant County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $120k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,647 (10.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.89% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $138,515
• List price: $119,500
• Delta: -13.73%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 W Wisconsin St	0.12mi	3/2.0 (+1)	1,440 (-2%)	8mo	$140,000	$97	76

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.48×
• Total profit: $15,995
• Equity at exit: $47,464

10-year hold

• IRR: 11.9%
• Equity multiple: 2.61×
• Total profit: $53,954
• Equity at exit: $68,604

Cash invested: $33,460 (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 53801

• Home prices YoY: 1.3%
• Active inventory: 10
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $118

Break-even live

Break-even rent $917

Max offer price $119,500

Occupancy floor 84%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $119,500 Active 44 DOM
2. 2026-06-17
   days on market $119,500 Active 43 DOM
3. 2026-06-16
   days on market $119,500 Active 42 DOM
4. 2026-06-15
   days on market $119,500 Active 41 DOM
5. 2026-06-15
   days on market $119,500 Active 40 DOM
6. 2026-06-13
   days on market $119,500 Active 39 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on market $119,500 Active 38 DOM
9. 2026-06-09
   days on market $123,500 Active 35 DOM
10. 2026-06-08
    days on market $123,500 Active 34 DOM
11. 2026-06-08
    days on market $123,500 Active 33 DOM
12. 2026-06-05
    days on market $123,500 Active 31 DOM
13. 2026-06-03
    days on market $123,500 Active 29 DOM
14. 2026-06-02
    days on market $123,500 Active 28 DOM
15. 2026-06-01
    days on market $123,500 Active 27 DOM
16. 2026-05-31
    days on market $123,500 Active 26 DOM
17. 2026-05-05
    listed $128,500 Active 641-char remark
18. 2007-04-16
    soldstatus $30,000
19. 2004-07-23
    soldstatus $30,000

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,392 · $116/mo
• Expected delta: +$819/yr (+$68/mo · 143.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,798
• − Mortgage interest: −$6,694
• − Property taxes: −$572
• − Insurance: −$598
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,476
• Taxable loss: −$590
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $1,562/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: River Ridge School District
• NCES district ID: 5500017
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $44,534
• Composite: 32.77/100
• National rank: #5633
• State rank: #190 of 342 in WI

Livability — Bagley

• Score: 61/100
• State rank: #663
• US rank: #17526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bagley, WI
• Population (ZIP): 1,033

Population outlook (Grant County) Hauer SSP2

• Today (2025): 53,982 people
• By 2030: 55,104 · +2.1%
• By 2040: 57,353 · +6.2%
• By 2050: 59,315 · +9.9%
• By 2075: 65,496 · +21.3%
• By 2100: 66,508 · +23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 15% Two or more races 3%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Portuguese 4% Romanian 4% Iranian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Grant

• 2024 margin: R (+18.2) · D 40.2% · R 58.4% · Other 1.3%
• 2008→2024 swing: -42.0pp toward R · 2008: 23.9pp · 2024: -18.2pp
• All cycles: 2024: R+18.2 2020: R+12.3 2016: R+9.6 2012: D+13.7 2008: D+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.05%
• Current HPI: 165.0308
• 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

+298.3% since first listed

5 events — show timeline

• 2026-06-11 Price Changed $119,500 SCWMLS
• 2026-05-26 Price Changed $123,500 SCWMLS
• 2026-05-05 Listed $128,500 SCWMLS
• 2007-04-16 Sold (Public Records) $30,000 Public Records
• 2004-07-23 Sold (Public Records) $30,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $572 · -31.0% YoY. Source: county tax records.