300 W Stanley St · Thorp, WI 54771

$85,000

2 bd · 1.0 ba · 1,878 sqft · SingleFamily · 34 Days on market

Fair condition 7,405 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Thorp! This 2 bed, 2 bath home offers 1,878 sq ft of living space on a 7,405 sq ft lot and is ideal for a light cosmetic rehab. Property features vinyl siding, spacious layout, and strong value-add potential for investors or handy buyers. Home would benefit from interior updates including paint, flooring, and cosmetic modernization. Great opportunity for a flip, rental, or owner-occupant renovation project. Sold as-is.

Key facts

• 7,405 sq ft lot
• 3 garage spots
• Listed 34 days

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Municipal water; Municipal sewer
• Home design: Two-story single-family home
• Construction: Composition/fiberglass roof; Approximately 1,589 finished above-grade square feet; About 289 finished below-grade square feet; Approximately 750 below-grade unfinished square feet
• Exterior features: Vinyl exterior; Lot size about 0.17 acres; Less than 1/2 acre

Interior

• Kitchen: Kitchen on main level, approximately 10 x 15
• Bedrooms: Master bedroom (upper level), approximately 15 x 9; Second bedroom (main level), approximately 10 x 10
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No central cooling; Natural gas heat
• Interior features: Partial, partially finished basement; Living room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($910 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#382 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Thorp School District (rural): math 42% / reading 37% proficiency, ranked #174 of 342 in WI (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thorp Elementary (math 48% / reading 40%, grade F, #421 of 1,041 statewide, top 41%, 362 students, 52% FRL); Thorp High (math 15% / reading 15%, grade F, #414 of 483 statewide, top 87%, 165 students, 47% FRL).
• Market conditions: 24 active listings in the ZIP; 76 units permitted in Clark County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clark County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $199,068
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W Stanley St	0.00mi	2/1.0	1,878 (0%)	13mo	$75,000	$40	89
200 N Jackson St	0.08mi	3/2.0 (+1)	1,900 (+1%)	20mo	$143,000	$75	69
401 S Clark St	0.45mi	3/1.5 (+1)	1,848 (-2%)	8mo	$256,000	$139	63
310 W Elm St	0.23mi	3/2.5 (+1)	1,852 (-1%)	20mo	$165,000	$89	60
203 E Maple St	0.43mi	3/1.5 (+1)	1,787 (-5%)	10mo	$249,900	$140	56
302 W Elm St	0.21mi	3/2.5 (+1)	2,069 (+10%)	9mo	$347,500	$168	55
403 E Main St	0.44mi	3/1.5 (+1)	1,752 (-7%)	22mo	$186,000	$106	43

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-5,401
• Equity at exit: $12,674

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $6,117
• Equity at exit: $7,349

Cash invested: $23,800 (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 54771

• Home prices YoY: -17.2%
• Active inventory: 24
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $131

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 81%

Sensitivity live

Price	-10% $190	-5% $161	+0% $131	+5% $102	+10% $73
Rent	-10% $59	-5% $95	+0% $131	+5% $167	+10% $203
Rate	-1.0pp $174	-0.5pp $153	base $131	+0.5pp $109	+1.0pp $87

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $85,000 Active 34 DOM
2. 2026-06-21
   days on market $85,000 Active 33 DOM
3. 2026-06-18
   days on market $85,000 Active 31 DOM
4. 2026-06-17
   days on market $85,000 Active 30 DOM
5. 2026-06-16
   days on market $85,000 Active 29 DOM
6. 2026-06-15
   days on market $85,000 Active 28 DOM
7. 2026-06-15
   days on market $85,000 Active 27 DOM
8. 2026-06-13
   days on market $85,000 Active 26 DOM
9. 2026-06-12
   days on market $85,000 Active 25 DOM
10. 2026-06-09
    days on market $85,000 Active 22 DOM
11. 2026-06-08
    days on market $85,000 Active 21 DOM
12. 2026-06-08
    days on market $85,000 Active 20 DOM
13. 2026-06-05
    days on market $85,000 Active 18 DOM
14. 2026-06-04
    days on market $85,000 Active 17 DOM
15. 2026-06-03
    days on market $85,000 Active 16 DOM
16. 2026-06-02
    days on market $85,000 Active 15 DOM
17. 2026-06-01
    days on market $85,000 Active 14 DOM
18. 2026-05-31
    days on market $85,000 Active 13 DOM
19. 2026-05-18
    listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,916
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$2,473
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,518/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bathroom home requires moderate renovations, including painting, flooring updates, and system repairs, to improve its condition and value.

Repairs flagged

• Major Exposed plumbing and electrical components in kitchen and bath — Safety hazard
• Major Exposed HVAC components — Safety hazard
• Major Painted walls with visible wear — Aesthetic issue

Value-add opportunities

• Both Painting and updating flooring — Improves aesthetics and value
• Both Rehabilitating plumbing and electrical systems — Ensures safety and functionality
• Both Upgrading HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing and electrical components in kitchen and bath · Safety hazard	Major	$15,000–50,000
Exposed HVAC components · Safety hazard	Major	$15,000–50,000
Painted walls with visible wear · Aesthetic issue	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and updating flooring — Improves aesthetics and value ↑
• Both Rehabilitating plumbing and electrical systems — Ensures safety and functionality ↑
• Both Upgrading HVAC system — Enhances comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thorp School District
• NCES district ID: 5514820
• Math proficiency: 42% ▲ 7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $43,254
• Composite: 33.46/100
• National rank: #5459
• State rank: #174 of 342 in WI

Livability — Thorp

• Score: 68/100
• State rank: #382
• US rank: #9668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thorp, WI
• Population (ZIP): 4,291

Population outlook (Clark County) Hauer SSP2

• Today (2025): 32,111 people
• By 2030: 30,727 · -4.3%
• By 2040: 28,092 · -12.5%
• By 2050: 25,512 · -20.6%
• By 2075: 20,054 · -37.5%
• By 2100: 15,753 · -50.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 21% Portuguese 6% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · German/W. Germanic 16% Spanish 1%

Political lean MEDSL · Clark

• 2024 margin: Solid R (+39.0) · D 29.4% · R 68.4% · Other 2.1%
• 2008→2024 swing: -46.5pp toward R · 2008: 7.5pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+36.8 2016: R+32.6 2012: R+8.9 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.55%
• Current HPI: 223.5038
• 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

1 event — show timeline

• 2026-05-18 Listed $85,000 CWMLS