N6432 11th Ct · Harris, WI 53964

$79,900

2 bd · 1.0 ba · 880 sqft · SingleFamily · 62 Days on market

Built 1950 Fair condition 1.50 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman or Investment Opportunity! This 3-season, 2-bedroom, 1 bath cottage offers the perfect opportunity to create your dream escape nestled on 1.5 acres in a peaceful, wooded setting filled with natural beauty and wildflife. Nature lovers will appreciate the water rights access just a short walk away to the beautiful 172-acre Harris Pond perfect for fishing, kayaking, and relaxing days by the water. Features include a cozy wood-burning stove and a mound system already in place. With some TLC, this property has great potential. Whether you're looking for a weekend retreat or an investment opportunity this property is full of potential and natural beauty. This is your chance to own a slic

Key facts

• Newer septic system
• Wooded setting
• Harris pond

Tags

• WOODED SETTING
• WATER RIGHTS ACCESS
• NEWER SEPTIC SYSTEM
• HARRIS POND

Property features AI

Finance

• Other: Over 1 acre to 2 acres (approximately 1.5 acres); Residential zoning

Exterior

• Utilities: Point well / sand point water; Private septic system; Power and other utilities as available
• Home design: Single-family, one-story home; Estimated 751-1000 sq ft; Located on main entry level
• Construction: Assessor/public record year built
• Exterior features: Vinyl exterior; Wooded lot; Deeded water access to Harris Pond; Pond access and water rights; Garden shed/outbuilding

Interior

• Kitchen: Main-level kitchen; Cooktop; Refrigerator
• Bedrooms: Main-level master bedroom (10 x 11); Main-level second bedroom (11 x 9)
• Bathrooms: One full bathroom with shower over tub
• Heating & cooling: Wood/coal heat; Window/wall air conditioning
• Interior features: Main-level living areas; Mud room on main level; Den/office on main level
• Laundry & utility: Window/wall AC (portable/window units noted)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Westfield Area High (math 34% / reading 44%, grade F, #99 of 483 statewide, top 24%, 291 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• 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 $552 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($75k) 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.8

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-5,076
• Equity at exit: $11,913

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $5,751
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $123

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 81%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 62 DOM
2. 2026-06-17
   days on market $79,900 Active 61 DOM
3. 2026-06-16
   days on market $79,900 Active 60 DOM
4. 2026-06-15
   days on market $79,900 Active 59 DOM
5. 2026-06-14
   days on market $79,900 Active 57 DOM
6. 2026-06-10
   days on market $79,900 Active 54 DOM
7. 2026-06-09
   days on market $79,900 Active 53 DOM
8. 2026-06-08
   days on market $79,900 Active 52 DOM
9. 2026-06-07
   days on market $79,900 Active 51 DOM
10. 2026-06-03
    days on market $79,900 Active 47 DOM
11. 2026-06-02
    days on market $79,900 Active 46 DOM
12. 2026-06-01
    days on market $79,900 Active 45 DOM
13. 2026-05-31
    days on market $79,900 Active 44 DOM
14. 2026-05-31
    days on market $79,900 Active 43 DOM
15. 2026-05-03
    status Active
16. 2026-04-21
    historical Contingent
17. 2026-04-17
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°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: $10,262
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,324
• Taxable income: $222
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,427/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property presents a moderate renovation opportunity with significant repairs and maintenance needed to improve its condition and value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major siding — The siding is peeling and the paint is chipping, indicating a need for repainting and possibly replacing the siding.
• Major flooring — The flooring in the interior appears to be carpeted and in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear.
• Major landscaping — The landscaping is overgrown and the fencing is in poor condition.
• Major HVAC — The HVAC system appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale repainting the siding and replacing the roof — Repainting the siding and replacing the roof would significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers.
• Resale upgrading the HVAC system — Upgrading the HVAC system would improve the home's comfort and energy efficiency, making it more attractive to potential buyers.
• Both landscaping and fencing — Landscaping and fencing would improve the home's curb appeal and overall condition, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
siding · The siding is peeling and the paint is chipping, indicating a need for repainting and possibly replacing the siding.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be carpeted and in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and the fencing is in poor condition.	Major	$15,000–50,000
HVAC · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale repainting the siding and replacing the roof — Repainting the siding and replacing the roof would significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale upgrading the HVAC system — Upgrading the HVAC system would improve the home's comfort and energy efficiency, making it more attractive to potential buyers. ↑
• Both landscaping and fencing — Landscaping and fencing would improve the home's curb appeal and overall condition, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Harris

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

3 events — show timeline

• 2026-05-03 Relisted — METROMLS
• 2026-04-21 Contingent — METROMLS
• 2026-04-17 Listed $79,900 METROMLS