140 Wisconsin Ave · Montreal, WI 54550

$110,000

5 bd · 2.0 ba · 1,512 sqft · Other · 9 Days on market

Built 1930 0.43 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 +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * Excellent investment opportunity in Montreal, WI! * * This spacious duplex features a durable metal roof, low-maintenance exterior, boiler is only 2 years old and plenty of potential for both investors and owner-occupants. While some cosmetic updates could further enhance the property, it is move-in ready and positioned to generate rental income immediately. The duplex layout offers flexibility for rental income, multi-generational living, or owner occupancy. With strong rental demand in the area, this property presents an excellent opportunity to build equity while producing cash flow. Conveniently located near local amenities, outdoor recreation, and year-round Northwoods attractions, this property is ideal for investors seeking an affordable income-producing property with upside potential. * * Move-in ready, income-producing, and full of opportunity—don't miss your chance to own this versatile duplex in the heart of Montreal! * *

Key facts

• Large windows
• Covered front porch
• Metal roof

Tags

• METAL ROOF
• LOW MAINTENANCE EXTERIOR
• NEWER BOILER
• LARGE WINDOWS
• COVERED FRONT PORCH
• FLEXIBLE LAYOUT

Property features AI

Exterior

• Home design: 1.5-story single-family home
• Exterior features: 0.43-acre lot

Interior

• Kitchen: Kitchen on Upper (15 x 9)
• Bedrooms: Bedroom 2 on Main (10 x 11); Bedroom 3 on Main (9 x 13); Bedroom 4 on Upper (14 x 6); Bedroom 5 on Upper (15 x 11)
• Bathrooms: One full bathroom; One 3/4 bathroom
• Interior features: Living room (23 x 14); Pantry (3 x 4)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 64/100 on livability (#532 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, amenities F.
• Hurley School District (rural): math 41% / reading 46% proficiency, ranked #134 of 342 in WI (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 62 units permitted in Iron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $4k appreciation (3.2% local appreciation)).
• Iron County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.32% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.36×
• Total profit: $41,979
• Equity at exit: $51,010

10-year hold

• IRR: 24.3%
• Equity multiple: 4.55×
• Total profit: $109,437
• Equity at exit: $79,838

Cash invested: $30,800 (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 54550

• Home prices YoY: 2.9%
• Active inventory: 8
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $428

Break-even live

Break-even rent $907

Max offer price $110,000

Occupancy floor 65%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $110,000 Active 9 DOM
2. 2026-06-17
   days on market $110,000 Active 8 DOM
3. 2026-06-16
   days on market $110,000 Active 7 DOM
4. 2026-06-15
   days on market $110,000 Active 6 DOM
5. 2026-06-15
   days on market $110,000 Active 5 DOM
6. 2026-06-13
   days on market $110,000 Active 4 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $110,000 Active 3 DOM

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: +$452/yr (+$38/mo · 40.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°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: $17,395
• − Mortgage interest: −$6,162
• − Property taxes: −$1,131
• − Insurance: −$550
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,200
• Taxable income: $3,569
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $4,283/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: Hurley School District
• NCES district ID: 5506750
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 46% ▲ 3.00%
• Median HH income: $37,702
• Composite: 36.21/100
• National rank: #4729
• State rank: #134 of 342 in WI

Livability — Montreal

• Score: 64/100
• State rank: #532
• US rank: #13674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montreal, WI
• City population: 311
• Population (ZIP): 655

Population outlook (Iron County) Hauer SSP2

• Today (2025): 5,630 people
• By 2030: 5,446 · -3.3%
• By 2040: 4,887 · -13.2%
• By 2050: 4,345 · -22.8%
• By 2075: 3,844 · -31.7%
• By 2100: 3,561 · -36.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 7%
• Common ancestry: Romanian 12% Portuguese 4% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Iron

• 2024 margin: Strong R (+26.2) · D 36.5% · R 62.7%
• 2008→2024 swing: -39.3pp toward R · 2008: 13.1pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+22.6 2016: R+23.5 2012: R+0.1 2008: D+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.25%
• Current HPI: 113.6184
• 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

4 events — show timeline

• 2026-06-08 Listed $110,000 LSAR
• 2026-06-08 Listed $110,000 SAAR
• 2026-06-08 Listed $110,000 LSAR
• 2026-06-08 Listed $110,000 SAAR

Property tax history

+2.9%/yr

Latest (2025): $1,131 · +15.3% YoY. Source: county tax records.