511 Townshop Rd · Hustler, WI 54618

$1

5 bd · 7.5 ba · 17,575 sqft · Other · 31 Days on market

Built 1996 35 ac lot ↓ 47% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

World class estate featuring best in class materials. Commercial level spa, pool, exercise facility, and racquetball court. Would be a dream residence or corporate retreat. Less than one hour from Madison, thirty minutes to Wisconsin Dells.

Key facts

• Spa-like bath
• Circular music room
• Gated entrance

Tags

• PRIVATE COUNTRY ESTATE
• GATED ENTRANCE
• GOURMET KITCHEN
• CIRCULAR MUSIC ROOM
• WALK-IN CLOSETS
• SPA-LIKE BATH

What this means for you Summary

Snapshot

• This is a 5-bed/7.5-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 65/100 on livability (#514 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• New Lisbon School District (rural): math 13% / reading 21% proficiency, ranked #334 of 342 in WI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Lisbon Elementary (math 17% / reading 22%, grade F, #864 of 1,041 statewide, top 85%, 334 students, 55% FRL).
• Market conditions: 8 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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 $1

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% 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 F-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: 133707.00% ✓
• Cap rate: 1267540.36%
• Cash-on-cash: 4526907.38%
• DSCR: 201422.91
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 240342.61×
• Total profit: $67,296
• Equity at exit: $1

10-year hold

• IRR: —
• Equity multiple: 518965.93×
• Total profit: $145,310
• Equity at exit: $2

Cash invested: $0 (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 54618

• Active inventory: 8

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $1,056

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-03-16
   listed $1 Active
3. 2016-08-02
   soldstatus $1,937,500
4. 2014-01-15
   listed $3,650,000 240-char remark

   Show marketing remark (240 chars)

   World class estate featuring best in class materials. Commercial level spa, pool, exercise facility, and racquetball court. Would be a dream residence or corporate retreat. Less than one hour from Madison, thirty minutes to Wisconsin Dells.

5. 2014-01-15
   historical 240-char remark

   Show marketing remark (240 chars)

   World class estate featuring best in class materials. Commercial level spa, pool, exercise facility, and racquetball court. Would be a dream residence or corporate retreat. Less than one hour from Madison, thirty minutes to Wisconsin Dells.

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,045
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$0
• Taxable income: $13,478
• Est. tax owed @ 24.0%: −$3,235
• After-tax cash flow: $9,441/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: New Lisbon School District
• NCES district ID: 5510560
• Math proficiency: 13% ▼ -9.00%
• Reading proficiency: 21% ▼ -7.00%
• Median HH income: $45,996
• Composite: 15.02/100
• National rank: #9358
• State rank: #334 of 342 in WI

Livability — Hustler

• Score: 65/100
• State rank: #514
• US rank: #12986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hustler, WI
• City population: 134
• Population (ZIP): 2,198

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Romanian 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 156.84%
• Current HPI: 352.28
• 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

-46.9% since first listed

5 events — show timeline

• 2026-04-21 Pending — SCWMLS
• 2026-03-16 Listed $1 SCWMLS
• 2016-08-02 Sold (Public Records) $1,937,500 Public Records
• 2014-01-15 Listing Removed — METROMLS
• 2014-01-15 Listed $3,650,000 METROMLS

Property tax history

-0.5%/yr

Latest (2025): $40,673 · +7.7% YoY. Source: county tax records.