N9505 Wild River Dr · Hayward, WI 54843

$50,000

3 bd · 2.0 ba · 1,216 sqft · Other · 21 Days on market

Built 1985 1.46 ac lot

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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
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-upper. Septic pumped and inspected fall 2005, well tested every 2 years. Moderately wooded lot on a cul-d-sac.

Key facts

• 1.460-acre lot
• Mobile home
• Large country yard

Tags

• 1.460-ACRE LOT
• MOBILE HOME
• DRILLED WELL
• CONVENTIONAL SEPTIC SYSTEM
• LARGE COUNTRY YARD
• MATURE TREES

Property features AI

Finance

• Other: Lot size about 1.46 acres

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well; Private septic system
• Home design: Single-family, 1-story (4-season); Residential zoning (see remarks)
• Construction: Finished above-grade living area approximately 1,216; No finished below-grade living area reported
• Exterior features: Deck; Vinyl exterior; Storage shed; Machine shed

Interior

• Kitchen: Range/Oven; Range hood; Refrigerator
• Bedrooms: Primary bedroom on the main level (11 x 10); Second bedroom on the main level (8 x 11); Third bedroom on the main level (12 x 14)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; LP gas fuel
• Interior features: Circuit breakers
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 1.6% in Hayward — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#122 in WI, #3,155 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools D+, employment D+, crime F.
• Hayward Community School District (rural): math 40% / reading 38% proficiency, ranked #187 of 342 in WI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 209 active listings in the ZIP; 121 units permitted in Washburn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washburn County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $25k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.75% ✓
• Cap rate: 24.82%
• Cash-on-cash: 66.17%
• DSCR: 3.94
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 65.4%
• Equity multiple: 3.93×
• Total profit: $41,066
• Equity at exit: $7,455

10-year hold

• IRR: 69.7%
• Equity multiple: 8.08×
• Total profit: $99,075
• Equity at exit: $4,323

Cash invested: $14,000 (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 54843

• Home prices YoY: -22.1%
• Active inventory: 209
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $772

Break-even live

Break-even rent $397

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-12
   statusdays on market $50,000 Pending 21 DOM
2. 2026-06-09
   days on market $50,000 Active 19 DOM
3. 2026-06-08
   days on market $50,000 Active 18 DOM
4. 2026-06-08
   days on market $50,000 Active 17 DOM
5. 2026-06-07
   days on market $50,000 Active 16 DOM
6. 2026-06-04
   price $50,000 Active 13 DOM
7. 2026-06-03
   days on market $75,000 Active 13 DOM
8. 2026-06-02
   days on market $75,000 Active 12 DOM
9. 2026-06-01
   days on market $75,000 Active 11 DOM
10. 2026-05-31
    days on market $75,000 Active 10 DOM
11. 2026-05-21
    listed $75,000 Active
12. 2015-02-24
    soldstatus $42,000
13. 2006-10-19
    soldstatus $32,500 116-char remark

    Show marketing remark (116 chars)

    Fixer-upper. Septic pumped and inspected fall 2005, well tested every 2 years. Moderately wooded lot on a cul-d-sac.

14. 2006-07-05
    listed $35,000 116-char remark

    Show marketing remark (116 chars)

    Fixer-upper. Septic pumped and inspected fall 2005, well tested every 2 years. Moderately wooded lot on a cul-d-sac.

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$281/yr (+$23/mo · 77.1%)

ⓘ 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 4/10 Moderate
• 🌡 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: $16,486
• − Mortgage interest: −$2,801
• − Property taxes: −$364
• − Insurance: −$250
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$1,455
• Taxable income: $8,979
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $7,109/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: Hayward Community School District
• NCES district ID: 5506270
• Math proficiency: 40% ▼ -8.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $41,508
• Composite: 32.87/100
• National rank: #5612
• State rank: #187 of 342 in WI

Livability — Hayward

• Score: 77/100
• State rank: #122
• US rank: #3155

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,167

Population outlook (Washburn County) Hauer SSP2

• Today (2025): 14,408 people
• By 2030: 13,552 · -5.9%
• By 2040: 11,723 · -18.6%
• By 2050: 10,065 · -30.1%
• By 2075: 7,616 · -47.1%
• By 2100: 5,901 · -59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Native American 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 8% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Washburn

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.6% · Other 1.1%
• 2008→2024 swing: -32.5pp toward R · 2008: 4.3pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.8 2016: R+23.4 2012: R+2.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.39%
• Current HPI: 188.4382
• 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

+114.3% since first listed

4 events — show timeline

• 2026-05-21 Listed $75,000 RANWW
• 2015-02-24 Sold (Public Records) $42,000 Public Records
• 2006-10-19 Sold (MLS) $32,500 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-05 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.3%/yr

Latest (2025): $364 · +92.8% YoY. Source: county tax records.