15380 Brandenburg Ave · Maine, WI 54452

$139,900

4 bd · 1.0 ba · 1,546 sqft · SingleFamily · 375 Days on market

Built 1961 0.81 ac lot $90/sqft · 54% below area

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

Key facts

• Metal roof
• Main floor laundry
• Vinyl siding

Tags

• METAL ROOF
• VINYL SIDING
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#223 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, health & safety D, amenities F.
• Wausau School District (urban): math 33% / reading 36% proficiency, ranked #235 of 342 in WI (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 74 active listings in the ZIP; 298 units permitted in Marathon County in 2024 (81 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marathon County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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?
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: 1.16% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $305,560
• List price: $139,900
• Delta: -54.22%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154421 Alamo Rd	0.53mi	3/1.0 (-1)	1,652 (+7%)	11mo	$241,500	$146	50

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,855
• Equity at exit: $20,860

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $20,967
• Equity at exit: $12,096

Cash invested: $39,172 (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 54452

• Active inventory: 74
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $295

Break-even live

Break-even rent $1,245

Max offer price $139,900

Occupancy floor 77%

Sensitivity live

Price	-10% $374	-5% $334	+0% $295	+5% $255	+10% $216
Rent	-10% $167	-5% $231	+0% $295	+5% $359	+10% $423
Rate	-1.0pp $365	-0.5pp $330	base $295	+0.5pp $259	+1.0pp $222

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $139,900 Active 375 DOM
2. 2026-06-18
   days on market $139,900 Active 374 DOM
3. 2026-06-17
   days on market $139,900 Active 373 DOM
4. 2026-06-16
   days on market $139,900 Active 372 DOM
5. 2026-06-15
   days on market $139,900 Active 371 DOM
6. 2026-06-14
   days on market $139,900 Active 369 DOM
7. 2026-06-13
   days on market $139,900 Active 368 DOM
8. 2026-06-10
   days on market $139,900 Active 366 DOM
9. 2026-06-09
   days on market $139,900 Active 365 DOM
10. 2026-06-08
    days on market $139,900 Active 364 DOM
11. 2026-06-07
    days on market $139,900 Active 363 DOM
12. 2026-06-02
    days on market $139,900 Active 358 DOM
13. 2026-06-01
    days on market $139,900 Active 357 DOM
14. 2026-05-31
    days on market $139,900 Active 356 DOM
15. 2026-05-30
    days on market $139,900 Active 355 DOM
16. 2026-01-19
    price $139,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

17. 2026-01-19
    price $139,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

18. 2025-12-23
    price $144,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

19. 2025-12-23
    price $144,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

20. 2025-11-21
    price $149,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

21. 2025-11-21
    price $149,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

22. 2025-07-31
    price $159,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

23. 2025-07-31
    price $159,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

24. 2025-07-21
    price $164,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

25. 2025-07-21
    price $164,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

26. 2025-06-10
    price $169,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

27. 2025-06-10
    price $169,900 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

28. 2025-06-06
    listed $139,900 Active 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

29. 2025-06-06
    listed $139,900 Active 351-char remark

    Show marketing remark (351 chars)

    Nice size lot between Wausau and Merrill. Home has 4 bedrooms with over 1500 square feet per feet in main floor. Currently being rented and locked into a long term lease. Has a metal roof and vinyl siding. Main floor laundry Could use some updates and work. Could be potentially purchased with other properties if looking for investment opportunities.

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: +$143/yr (+$12/mo · 6.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°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: $19,424
• − Mortgage interest: −$7,837
• − Property taxes: −$2,303
• − Insurance: −$700
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,070
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $3,201/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: Wausau School District
• NCES district ID: 5515900
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $47,238
• Composite: 29.66/100
• National rank: #6466
• State rank: #235 of 342 in WI

Livability — Maine

• Score: 72/100
• State rank: #223
• US rank: #5891

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maine, WI
• City population: 6
• Population (ZIP): 18,949

Population outlook (Marathon County) Hauer SSP2

• Today (2025): 138,030 people
• By 2030: 138,087 · +0.0%
• By 2040: 135,688 · -1.7%
• By 2050: 129,390 · -6.3%
• By 2075: 110,912 · -19.6%
• By 2100: 85,136 · -38.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Portuguese 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Marathon

• 2024 margin: R (+18.7) · D 40.1% · R 58.7% · Other 1.2%
• 2008→2024 swing: -27.5pp toward R · 2008: 8.9pp · 2024: -18.7pp
• All cycles: 2024: R+18.7 2020: R+18.0 2016: R+18.2 2012: R+6.1 2008: D+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.99%
• Current HPI: 192.6923
• 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

+0.0% since first listed

14 events — show timeline

• 2026-01-19 Price Changed $139,900 CWMLS
• 2026-01-19 Price Changed $139,900 GNMLS
• 2025-12-23 Price Changed $144,900 CWMLS
• 2025-12-23 Price Changed $144,900 GNMLS
• 2025-11-21 Price Changed $149,900 CWMLS
• 2025-11-21 Price Changed $149,900 GNMLS
• 2025-07-31 Price Changed $159,900 CWMLS
• 2025-07-31 Price Changed $159,900 GNMLS
• 2025-07-21 Price Changed $164,900 CWMLS
• 2025-07-21 Price Changed $164,900 GNMLS
• 2025-06-10 Price Changed $169,900 CWMLS
• 2025-06-10 Price Changed $169,900 GNMLS
• 2025-06-06 Listed $139,900 GNMLS
• 2025-06-06 Listed $139,900 CWMLS

Property tax history

+2.0%/yr

Latest (2025): $2,303 · +5.9% YoY. Source: county tax records.