8027 State Rd 70 · Siren, WI 54872

$119,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 49 Days on market

Built 2001 0.97 ac lot $97/sqft · 47% below area Est $226k · 47% under ↓ 5% since listing

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

High-Demand Rental Area?Fix Up & Start Earning Opportunities like this don?t come along often?our area is in need of rentals, and this affordable home is priced for the buyer ready to act. Set on a nicely wooded lot close to town and schools, the property offers a straightforward path to improvement and future income. Bring your tools and your plan?get it fixed up, get it rented, and start producing cash flow. ? Nicely wooded lot close to town ? Close to schools ? Priced for an investor or handy buyer looking for upside ? Strong local need for rentals?position it for rental income ? Value-add potential: update, rent, and build long-term equity

Key facts

• 0.97 acre lot
• Built 2001
• Listed 49 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Well water; Mound septic; Natural gas fuel; Electric with circuit breakers
• Home design: Residential property; Manufactured home: yes; One story; Entry level: main
• Construction: Frame construction; Asphalt roof; Block foundation; Built on a 28 x 44 foundation
• Exterior features: Deck; Vinyl exterior; Medium tree coverage on the lot

Interior

• Kitchen: Range (stove); Refrigerator; Eat-in layout
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Eat-in kitchen; Washer and dryer included; Range (stove) and refrigerator included
• Laundry & utility: Main-level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (7.2% below list).
• Recommended offer: $110k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#753 in WI) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety D, schools D-, amenities F.
• Siren School District (rural): math 25% / reading 24% proficiency, ranked #405 of 426 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 54 active listings in the ZIP; 144 units permitted in Burnett County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Burnett County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($115k) 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.

Recommended offer $110,491 (7.2% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $225,614
• List price: $119,000
• Delta: -47.26%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-11,885
• Equity at exit: $17,743

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-889
• Equity at exit: $10,289

Cash invested: $33,320 (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 54872

• Active inventory: 54
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $117

Break-even live

Break-even rent $957

Max offer price $119,000

Occupancy floor 84%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $119,000 Active 49 DOM
2. 2026-06-17
   days on market $119,000 Active 48 DOM
3. 2026-06-16
   days on market $119,000 Active 47 DOM
4. 2026-06-15
   days on market $119,000 Active 46 DOM
5. 2026-06-15
   days on market $119,000 Active 45 DOM
6. 2026-06-13
   days on market $119,000 Active 44 DOM
7. 2026-06-12
   days on market $119,000 Active 43 DOM
8. 2026-06-09
   days on market $119,000 Active 40 DOM
9. 2026-06-08
   days on market $119,000 Active 39 DOM
10. 2026-06-08
    days on market $119,000 Active 38 DOM
11. 2026-06-05
    days on market $119,000 Active 36 DOM
12. 2026-06-04
    days on market $119,000 Active 35 DOM
13. 2026-06-03
    days on market $119,000 Active 34 DOM
14. 2026-06-02
    days on market $119,000 Active 33 DOM

    Show marketing remark (662 chars)

    High-Demand Rental Area?Fix Up & Start Earning Opportunities like this don?t come along often?our area is in need of rentals, and this affordable home is priced for the buyer ready to act. Set on a nicely wooded lot close to town and schools, the property offers a straightforward path to improvement and future income. Bring your tools and your plan?get it fixed up, get it rented, and start producing cash flow. ? Nicely wooded lot close to town ? Close to schools ? Priced for an investor or handy buyer looking for upside ? Strong local need for rentals?position it for rental income ? Value-add potential: update, rent, and build long-term equity

15. 2026-06-02
    price $119,000 Active 32 DOM

    Show marketing remark (662 chars)

    High-Demand Rental Area?Fix Up & Start Earning Opportunities like this don?t come along often?our area is in need of rentals, and this affordable home is priced for the buyer ready to act. Set on a nicely wooded lot close to town and schools, the property offers a straightforward path to improvement and future income. Bring your tools and your plan?get it fixed up, get it rented, and start producing cash flow. ? Nicely wooded lot close to town ? Close to schools ? Priced for an investor or handy buyer looking for upside ? Strong local need for rentals?position it for rental income ? Value-add potential: update, rent, and build long-term equity

16. 2026-06-01
    days on market $125,000 Active 32 DOM

    Show marketing remark (662 chars)

    High-Demand Rental Area?Fix Up & Start Earning Opportunities like this don?t come along often?our area is in need of rentals, and this affordable home is priced for the buyer ready to act. Set on a nicely wooded lot close to town and schools, the property offers a straightforward path to improvement and future income. Bring your tools and your plan?get it fixed up, get it rented, and start producing cash flow. ? Nicely wooded lot close to town ? Close to schools ? Priced for an investor or handy buyer looking for upside ? Strong local need for rentals?position it for rental income ? Value-add potential: update, rent, and build long-term equity

17. 2026-05-31
    days on market $125,000 Active 31 DOM
18. 2026-04-30
    listed $125,000 Active 662-char remark

    Show marketing remark (662 chars)

    High-Demand Rental Area?Fix Up & Start Earning Opportunities like this don?t come along often?our area is in need of rentals, and this affordable home is priced for the buyer ready to act. Set on a nicely wooded lot close to town and schools, the property offers a straightforward path to improvement and future income. Bring your tools and your plan?get it fixed up, get it rented, and start producing cash flow. ? Nicely wooded lot close to town ? Close to schools ? Priced for an investor or handy buyer looking for upside ? Strong local need for rentals?position it for rental income ? Value-add potential: update, rent, and build long-term equity

19. 2026-04-30
    listed $125,000 Active 782-char remark

    Show marketing remark (662 chars)

    High-Demand Rental Area?Fix Up & Start Earning Opportunities like this don?t come along often?our area is in need of rentals, and this affordable home is priced for the buyer ready to act. Set on a nicely wooded lot close to town and schools, the property offers a straightforward path to improvement and future income. Bring your tools and your plan?get it fixed up, get it rented, and start producing cash flow. ? Nicely wooded lot close to town ? Close to schools ? Priced for an investor or handy buyer looking for upside ? Strong local need for rentals?position it for rental income ? Value-add potential: update, rent, and build long-term equity

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,597 · $133/mo
• Expected delta: +$604/yr (+$50/mo · 60.9%)

ⓘ 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 2/10 Low 7 d/yr ≥96°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: $13,259
• − Mortgage interest: −$6,666
• − Property taxes: −$993
• − Insurance: −$595
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,462
• Taxable loss: −$578
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,537/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: Siren School District
• NCES district ID: 5513890
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 24% ▼ -2.00%
• Median HH income: $36,336
• Composite: 23.4/100
• National rank: #13298
• State rank: #405 of 426 in WI

Livability — Siren

• Score: 57/100
• State rank: #753
• US rank: #22029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,482

Population outlook (Burnett County) Hauer SSP2

• Today (2025): 14,108 people
• By 2030: 13,326 · -5.5%
• By 2040: 11,569 · -18.0%
• By 2050: 9,969 · -29.3%
• By 2075: 7,261 · -48.5%
• By 2100: 5,122 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 17% Romanian 3% Scottish 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Burnett

• 2024 margin: Solid R (+30.9) · D 33.9% · R 64.8% · Other 1.2%
• 2008→2024 swing: -32.5pp toward R · 2008: 1.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+28.5 2016: R+28.3 2012: R+6.5 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.25%
• Current HPI: 262.3914
• 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

-4.8% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $119,000 RANWW
• 2026-06-01 Price Changed $119 RANWW
• 2026-06-01 Price Changed $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $125,000 RANWW

Property tax history

+0.2%/yr

Latest (2025): $993 · -2.4% YoY. Source: county tax records.