N3806 6th St · Weyerhaeuser, WI 54895

$89,900

3 bd · 1.0 ba · 1,384 sqft · SingleFamily · 75 Days on market

Built 1930 0.28 ac lot $65/sqft · 51% 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
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

Key facts

• Large yard
• Main floor laundry
• Deck off living room

Tags

• LARGE YARD
• DECK OFF LIVING ROOM
• MAIN FLOOR LAUNDRY
• BRIGHT INTERIOR
• MAINTENANCE FREE VINYL SIDING
• ARCHITECTURAL SHINGLES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#606 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, schools F.
• Market conditions: 13 active listings in the ZIP; 90 units permitted in Rusk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $7k appreciation (7.2% local appreciation)).
• Rusk County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, 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 75 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $184,619
• List price: $89,900
• Delta: -51.31%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

7.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.19×
• Total profit: $55,040
• Equity at exit: $63,796

10-year hold

• IRR: 28.6%
• Equity multiple: 6.69×
• Total profit: $143,242
• Equity at exit: $122,565

Cash invested: $25,172 (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 54895

• Home prices YoY: 3.4%
• Active inventory: 13
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $349

Break-even live

Break-even rent $764

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $89,900 Active 75 DOM
2. 2026-06-17
   days on market $89,900 Active 74 DOM
3. 2026-06-16
   days on market $89,900 Active 73 DOM
4. 2026-06-15
   days on market $89,900 Active 72 DOM
5. 2026-06-15
   days on market $89,900 Active 71 DOM
6. 2026-06-13
   days on market $89,900 Active 70 DOM
7. 2026-06-12
   days on market $89,900 Active 69 DOM
8. 2026-06-09
   days on market $89,900 Active 66 DOM
9. 2026-06-08
   days on market $89,900 Active 65 DOM
10. 2026-06-08
    days on market $89,900 Active 64 DOM
11. 2026-06-05
    days on market $89,900 Active 62 DOM
12. 2026-06-03
    days on market $89,900 Active 60 DOM
13. 2026-06-02
    days on market $89,900 Active 59 DOM
14. 2026-06-01
    days on market $89,900 Active 58 DOM
15. 2026-05-31
    days on market $89,900 Active 57 DOM
16. 2026-05-11
    status Active 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

17. 2026-05-11
    status Active 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

18. 2026-05-11
    status Active 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

19. 2026-04-30
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

20. 2026-04-30
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

21. 2026-04-30
    status Pending 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

22. 2026-04-22
    price $94,900 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

23. 2026-04-22
    price $94,900 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

24. 2026-04-22
    price $94,900 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

25. 2026-03-23
    listed $101,900 Active 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

26. 2026-03-23
    listed $101,900 Active 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

27. 2026-03-23
    listed $101,900 Active 524-char remark

    Show marketing remark (524 chars)

    Just in time for summer! Get moved into this 3BD 1 bath home and enjoy the large yard, entertain on the deck off the living room, and plant your garden. Hardwood floors in spacious living room, main floor laundry, and bright interior with lots of windows. Maintenance free vinyl siding and architectural shingles. 24 x 28 garage with electric, concrete floor, and opener, paved drive, both street and alley access. All located in the village of Weyerhaeuser near downtown amenities and just off US Hwy 8 for an easy commute.

28. 2022-11-03
    soldstatus $125,000
29. 2022-09-12
    soldstatus $78,100

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,398 · $116/mo
• Expected delta: +$265/yr (+$22/mo · 23.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,466
• − Mortgage interest: −$5,036
• − Property taxes: −$1,132
• − Insurance: −$450
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,615
• Taxable income: $2,918
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,488/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)

No district data.

Livability — Weyerhaeuser

• Score: 63/100
• State rank: #606
• US rank: #15673

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weyerhaeuser, WI
• Population (ZIP): 812

Population outlook (Rusk County) Hauer SSP2

• Today (2025): 12,916 people
• By 2030: 12,181 · -5.7%
• By 2040: 10,611 · -17.8%
• By 2050: 9,174 · -29.0%
• By 2075: 7,137 · -44.7%
• By 2100: 5,766 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 22% Portuguese 10% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Rusk

• 2024 margin: Solid R (+38.0) · D 30.5% · R 68.5% · Other 1.0%
• 2008→2024 swing: -46.3pp toward R · 2008: 8.3pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.7 2016: R+34.0 2012: R+3.9 2008: D+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.25%
• Current HPI: 224.1022
• 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

+21.5% since first listed

14 events — show timeline

• 2026-05-11 Relisted — RANWW
• 2026-05-11 Relisted — WWRA
• 2026-05-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Pending — RANWW
• 2026-04-30 Pending — WWRA
• 2026-04-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $94,900 RANWW
• 2026-04-22 Price Changed $94,900 WWRA
• 2026-04-22 Price Changed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Listed $101,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Listed $101,900 WWRA
• 2026-03-23 Listed $101,900 RANWW
• 2022-11-03 Sold (Public Records) $125,000 Public Records
• 2022-09-12 Sold (Public Records) $78,100 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,132 · +5.3% YoY. Source: county tax records.