W7761 County Rd E · Westfield, WI 53964

$65,000

2 bd · 1.0 ba · 1,556 sqft · Other · 129 Days on market

Built 1846 1.40 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located approximately 2 miles outside of downtown Westfield across the street from Lawrence Lake. Under 5 miles to public hunting grounds in a beautiful country setting. This house has a very rustic style with vaulted ceiling, the 2nd bedroom is a loft and a lot of old wood. There is a large, approximately 62x20 foot barn. The house has a basement and currently heated by a wood burning furnace that is adjacent to the home. Property is being sold as-is. Currently used as a year round residence, though could also make a nice weekend or Summer getaway. Lot size is estimated.

Key facts

• 1.4 acre lot
• 2 garage spots
• Built 1846

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Well water; Private septic system; Natural gas service; Wood heating source
• Home design: 1.5-story single-family home; Estimated living area 1501–1750 sq ft; Entry level: Main
• Construction: Wood construction; Year built: other (see remarks)
• Exterior features: Wood exterior; Lot approximately 1.4 acres; Zoned G1 Res.

Interior

• Kitchen: Kitchen on main level (9 x 11)
• Bedrooms: Main level master bedroom (9 x 11); Upper level bedroom (11 x 13)
• Bathrooms: One full bathroom; No master bathroom
• Heating & cooling: Natural gas heating; Wood heating; Other heating/cooling (see remarks)
• Interior features: Partial basement; Sun room
• Laundry & utility: Well water; Private septic system

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#423 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools D-.
• Westfield School District (rural): math 39% / reading 37% proficiency, ranked #195 of 342 in WI (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 95 units permitted in Marquette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marquette County population projected at -25% 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1846 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1846 — 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: 1.66% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.0

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: 19.7%
• Equity multiple: 1.80×
• Total profit: $14,559
• Equity at exit: $9,692

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $45,053
• Equity at exit: $5,620

Cash invested: $18,200 (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 53964

• Home prices YoY: -12.3%
• Active inventory: 19
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $394

Break-even live

Break-even rent $583

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 129 DOM
2. 2026-06-17
   days on market $65,000 Active 128 DOM
3. 2026-06-16
   days on market $65,000 Active 127 DOM
4. 2026-06-15
   days on market $65,000 Active 126 DOM
5. 2026-06-14
   days on market $65,000 Active 124 DOM
6. 2026-06-10
   days on market $65,000 Active 121 DOM
7. 2026-06-09
   days on market $65,000 Active 120 DOM
8. 2026-06-08
   days on market $65,000 Active 119 DOM
9. 2026-06-07
   days on market $65,000 Active 118 DOM
10. 2026-06-03
    days on market $65,000 Active 114 DOM
11. 2026-06-02
    days on market $65,000 Active 113 DOM
12. 2026-06-01
    days on market $65,000 Active 112 DOM
13. 2026-05-31
    days on market $65,000 Active 111 DOM
14. 2026-05-31
    days on market $65,000 Active 110 DOM
15. 2026-04-21
    price $70,000
16. 2026-02-24
    price $75,000
17. 2026-02-09
    listed $79,000 Active
18. 2007-07-25
    soldstatus $45,000

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$46/yr (+$4/mo · 4.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,975
• − Mortgage interest: −$3,641
• − Property taxes: −$1,111
• − Insurance: −$325
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,891
• Taxable income: $3,930
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $3,780/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: Westfield School District
• NCES district ID: 5516440
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 37% ▬ 0.00%
• Median HH income: $46,419
• Composite: 32.51/100
• National rank: #5702
• State rank: #195 of 342 in WI

Livability — Westfield

• Score: 67/100
• State rank: #423
• US rank: #10621

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

• Population (ZIP): 3,475

Population outlook (Marquette County) Hauer SSP2

• Today (2025): 14,049 people
• By 2030: 13,362 · -4.9%
• By 2040: 11,850 · -15.7%
• By 2050: 10,519 · -25.1%
• By 2075: 8,457 · -39.8%
• By 2100: 7,077 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Romanian 8% Portuguese 7% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 2%

Political lean MEDSL · Marquette

• 2024 margin: Strong R (+29.6) · D 34.6% · R 64.2% · Other 1.2%
• 2008→2024 swing: -34.9pp toward R · 2008: 5.3pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+27.4 2016: R+24.4 2012: D+4.5 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.65%
• Current HPI: 225.2727
• 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

+55.6% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $70,000 SCWMLS
• 2026-02-24 Price Changed $75,000 SCWMLS
• 2026-02-09 Listed $79,000 SCWMLS
• 2007-07-25 Sold (Public Records) $45,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,111 · -0.5% YoY. Source: county tax records.