5432 Beech St · Laona, WI 54541

$34,500

3 bd · 1.0 ba · 1,266 sqft · Other · 136 Days on market

8,238 sqft lot $27/sqft · 76% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOOKING FOR HELP IN LAONA! This 3 bed, 1 bath home has seen better days. .. .but may have a few left in it! Offering a detached garage, updated kitchen and is on city water and sewer. All items left on the property, on the day of closing, will be the sole responsibility of the buyer. All sales are subject to court approval; court appointed conservator has no knowledge of the history and functionality of the home. If you are looking for a new project this may be it!

Key facts

• City water
• Updated kitchen
• City sewer

Tags

• DETACHED GARAGE
• UPDATED KITCHEN
• CITY WATER
• CITY SEWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $34k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#427 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, crime C-, amenities F.
• Laona School District (rural): math 50% / reading 45% proficiency, ranked #154 of 426 in WI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 69 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($239 loan paydown + $3k appreciation (7.9% local appreciation)).
• Forest County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $34k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $30,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 3.26% ✓
• Cap rate: 29.16%
• Cash-on-cash: 81.67%
• DSCR: 4.63
• GRM: 2.6

CMA / ARV

• ARV (median comp): $146,796
• List price: $34,500
• Delta: -76.50%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.8%
• Equity multiple: 6.78×
• Total profit: $55,881
• Equity at exit: $25,979

10-year hold

• IRR: 86.1%
• Equity multiple: 14.57×
• Total profit: $131,039
• Equity at exit: $51,350

Cash invested: $9,660 (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 54541

• Home prices YoY: 4.2%
• Active inventory: 14
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$181
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $657

Break-even live

Break-even rent $291

Max offer price $34,500

Occupancy floor 36%

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $34,500 Active 136 DOM
2. 2026-06-17
   days on market $34,500 Active 135 DOM
3. 2026-06-16
   days on market $34,500 Active 134 DOM
4. 2026-06-15
   days on market $34,500 Active 133 DOM
5. 2026-06-15
   days on market $34,500 Active 132 DOM
6. 2026-06-13
   days on market $34,500 Active 131 DOM
7. 2026-06-12
   days on market $34,500 Active 130 DOM
8. 2026-06-09
   days on market $34,500 Active 127 DOM
9. 2026-06-08
   days on market $34,500 Active 126 DOM
10. 2026-06-08
    days on market $34,500 Active 125 DOM
11. 2026-06-07
    days on market $34,500 Active 124 DOM
12. 2026-06-03
    days on market $34,500 Active 121 DOM
13. 2026-06-02
    days on market $34,500 Active 120 DOM
14. 2026-06-01
    days on market $34,500 Active 119 DOM
15. 2026-05-31
    days on market $34,500 Active 118 DOM
16. 2026-04-15
    price $34,500 469-char remark

    Show marketing remark (469 chars)

    LOOKING FOR HELP IN LAONA! This 3 bed, 1 bath home has seen better days. .. .but may have a few left in it! Offering a detached garage, updated kitchen and is on city water and sewer. All items left on the property, on the day of closing, will be the sole responsibility of the buyer. All sales are subject to court approval; court appointed conservator has no knowledge of the history and functionality of the home. If you are looking for a new project this may be it!

17. 2026-03-17
    price $37,500 469-char remark

    Show marketing remark (469 chars)

    LOOKING FOR HELP IN LAONA! This 3 bed, 1 bath home has seen better days. .. .but may have a few left in it! Offering a detached garage, updated kitchen and is on city water and sewer. All items left on the property, on the day of closing, will be the sole responsibility of the buyer. All sales are subject to court approval; court appointed conservator has no knowledge of the history and functionality of the home. If you are looking for a new project this may be it!

18. 2026-02-02
    listed $39,900 Active 469-char remark

    Show marketing remark (469 chars)

    LOOKING FOR HELP IN LAONA! This 3 bed, 1 bath home has seen better days. .. .but may have a few left in it! Offering a detached garage, updated kitchen and is on city water and sewer. All items left on the property, on the day of closing, will be the sole responsibility of the buyer. All sales are subject to court approval; court appointed conservator has no knowledge of the history and functionality of the home. If you are looking for a new project this may be it!

19. 2014-06-05
    soldstatus $21,800

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $527 · $44/mo
• Expected delta: +$112/yr (+$9/mo · 26.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $13,479
• − Mortgage interest: −$1,933
• − Property taxes: −$415
• − Insurance: −$172
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$1,004
• Taxable income: $7,799
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $6,018/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: Laona School District
• NCES district ID: 5507830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $42,576
• Composite: 42.14/100
• National rank: #7029
• State rank: #154 of 426 in WI

Livability — Laona

• Score: 67/100
• State rank: #427
• US rank: #10769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laona, WI
• City population: 1,516
• Population (ZIP): 1,516

Population outlook (Forest County) Hauer SSP2

• Today (2025): 8,449 people
• By 2030: 8,032 · -4.9%
• By 2040: 7,064 · -16.4%
• By 2050: 6,119 · -27.6%
• By 2075: 4,592 · -45.7%
• By 2100: 3,630 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 10% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+33.4) · D 33.0% · R 66.4%
• 2008→2024 swing: -48.5pp toward R · 2008: 15.2pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+30.9 2016: R+26.7 2012: D+5.4 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 193.7777
• 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

+58.3% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $34,500 GNMLS
• 2026-03-17 Price Changed $37,500 GNMLS
• 2026-02-02 Listed $39,900 GNMLS
• 2014-06-05 Sold (Public Records) $21,800 Public Records

Property tax history

+0.7%/yr

Latest (2025): $415 · +10.6% YoY. Source: county tax records.