W10780 Blueberry Point Rd Rd · Dunbar, WI 54119

$55,000

1 bd · None ba · 432 sqft · Other · 177 Days on market

Built 2012 2.45 ac lot

---

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
• 1% rule +9.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

Key facts

• Off-grid cabin
• Wood stove
• Solar power

Tags

• OFF-GRID CABIN
• LOFTED SLEEPING AREA
• WOOD STOVE
• SOLAR POWER
• GENERATOR-READY HOOKUP
• RAINWATER COLLECTION SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($768 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#690 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Beecher-Dunbar-Pembine School District (rural): math 40% / reading 45% proficiency, ranked #237 of 426 in WI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (6.2% local appreciation)).
• Marinette County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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. 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: 1.40% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.41%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.15×
• Total profit: $33,156
• Equity at exit: $35,219

10-year hold

• IRR: 30.4%
• Equity multiple: 6.47×
• Total profit: $84,291
• Equity at exit: $64,432

Cash invested: $15,400 (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 54119

• Home prices YoY: 3.6%
• Active inventory: 14
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $768 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $262

Break-even live

Break-even rent $437

Max offer price $55,000

Occupancy floor 61%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $55,000 Active 177 DOM
2. 2026-06-17
   days on market $55,000 Active 176 DOM
3. 2026-06-16
   days on market $55,000 Active 175 DOM
4. 2026-06-15
   days on market $55,000 Active 174 DOM
5. 2026-06-15
   days on market $55,000 Active 173 DOM
6. 2026-06-13
   days on market $55,000 Active 172 DOM
7. 2026-06-12
   days on market $55,000 Active 171 DOM
8. 2026-06-09
   days on market $55,000 Active 168 DOM
9. 2026-06-08
   days on market $55,000 Active 167 DOM
10. 2026-06-08
    days on market $55,000 Active 166 DOM
11. 2026-06-05
    days on market $55,000 Active 164 DOM
12. 2026-06-03
    days on market $55,000 Active 162 DOM
13. 2026-06-02
    days on market $55,000 Active 161 DOM
14. 2026-06-01
    days on market $55,000 Active 160 DOM
15. 2026-05-31
    days on market $55,000 Active 159 DOM
16. 2026-05-08
    price $55,000 776-char remark

    Show marketing remark (776 chars)

    Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

17. 2026-05-08
    status Back on Market 776-char remark

    Show marketing remark (776 chars)

    Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

18. 2026-05-08
    price $55,000 776-char remark

    Show marketing remark (776 chars)

    Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

19. 2026-05-01
    historical Keep Showing-Contgcy Appl 776-char remark

    Show marketing remark (776 chars)

    Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

20. 2025-12-22
    listed $62,000 Active 776-char remark

    Show marketing remark (776 chars)

    Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

21. 2025-12-22
    listed $62,000 Active 776-char remark

    Show marketing remark (776 chars)

    Your Northwoods adventure starts here! Nestled on 2.45 wooded acres, this charming off-grid cabin is the ideal home base for ATV riding, snowmobiling, and hunting. The cozy interior features a lofted sleeping area and a wood stove that keeps the space warm on even the coldest nights. Enjoy the independence of solar power along with a generator-ready hookup and converter for added convenience. The property includes a 275-gallon rainwater collection system with an outdoor shower, plus a well-appointed private outdoor privy. An extra-wide front door provides easy access for bringing in and storing your recreational machines and gear. If you’re seeking peace, privacy, and endless outdoor recreation, this Northwoods hideaway is ready to become your perfect retreat.

22. 2023-11-10
    soldstatus $45,000 Closed 479-char remark

    Show marketing remark (479 chars)

    Looking for the perfect setting in the northwoods for your ATV, snowmobiling, and hunting activities? Here is a quaint off-grid cabin on 2.45ac with a loft style bedroom, wood stove to keep you toasty warm on cold nights, solar power, and generator ready hook-up/convertor. It also has a 275 gallon rain-water holding tank with an outdoor shower, and a private upscale outdoor privy. Extra-wide front door allows you to conveniently store your recreational toys/machines indoors.

23. 2023-11-10
    soldstatus $45,000

    Show marketing remark (479 chars)

    Looking for the perfect setting in the northwoods for your ATV, snowmobiling, and hunting activities? Here is a quaint off-grid cabin on 2.45ac with a loft style bedroom, wood stove to keep you toasty warm on cold nights, solar power, and generator ready hook-up/convertor. It also has a 275 gallon rain-water holding tank with an outdoor shower, and a private upscale outdoor privy. Extra-wide front door allows you to conveniently store your recreational toys/machines indoors.

24. 2023-10-12
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Looking for the perfect setting in the northwoods for your ATV, snowmobiling, and hunting activities? Here is a quaint off-grid cabin on 2.45ac with a loft style bedroom, wood stove to keep you toasty warm on cold nights, solar power, and generator ready hook-up/convertor. It also has a 275 gallon rain-water holding tank with an outdoor shower, and a private upscale outdoor privy. Extra-wide front door allows you to conveniently store your recreational toys/machines indoors.

25. 2023-08-03
    listed $49,900 Active 479-char remark

    Show marketing remark (479 chars)

    Looking for the perfect setting in the northwoods for your ATV, snowmobiling, and hunting activities? Here is a quaint off-grid cabin on 2.45ac with a loft style bedroom, wood stove to keep you toasty warm on cold nights, solar power, and generator ready hook-up/convertor. It also has a 275 gallon rain-water holding tank with an outdoor shower, and a private upscale outdoor privy. Extra-wide front door allows you to conveniently store your recreational toys/machines indoors.

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$308/yr (+$26/mo · 76.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥94°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: $9,217
• − Mortgage interest: −$3,081
• − Property taxes: −$402
• − Insurance: −$275
• − Repairs & maintenance: −$737
• − Management: −$737
• − Depreciation: −$1,600
• Taxable income: $2,384
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $2,571/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: Beecher-Dunbar-Pembine School District
• NCES district ID: 5511550
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $37,275
• Composite: 37.67/100
• National rank: #8792
• State rank: #237 of 426 in WI

Livability — Dunbar

• Score: 60/100
• State rank: #690
• US rank: #18640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 685

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 4% Asian 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 16% Romanian 9% Portuguese 1%
• Foreign-born: 4% · China
• Languages at home: 90% English-only · Spanish 5% Chinese 3% French/Haitian/Cajun 1%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.19%
• Current HPI: 175.834
• 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

+10.2% since first listed

10 events — show timeline

• 2026-05-08 Price Changed $55,000 MiRealSource-MiMLS
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-08 Price Changed $55,000 UPAR
• 2026-05-01 Contingent — MiRealSource-MiMLS
• 2025-12-22 Listed $62,000 UPAR
• 2025-12-22 Listed $62,000 MiRealSource-MiMLS
• 2023-11-10 Sold (Public Records) $45,000 Public Records
• 2023-11-10 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2023-10-12 Pending — MiRealSource-MiMLS
• 2023-08-03 Listed $49,900 MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $402 · +11.2% YoY. Source: county tax records.