W4663 Woodlund Rd · Peshtigo, WI 54157

$59,900

5 bd · 1.0 ba · 2,260 sqft · SingleFamily · 49 Days on market

Built 1900 2.08 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 +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large country home priced to sell, a little bit of work could make this a nice home. Being sold 'As Is'.

Key facts

• Nicely sized kitchen
• Outbuilding
• Rural setting

Tags

• OUTBUILDING
• SPACIOUS LIVING ROOM
• NICELY SIZED KITCHEN
• RURAL SETTING

Property features AI

Finance

• Other: Stove and any items left on site will be included; sellers' personal belongings excluded

Exterior

• Utilities: Well water (and other — see remarks); Sewer: other (see remarks)
• Home design: 1.5-story single-family home; Construction completed
• Construction: Finished above grade area approximately 2,260 (estimate); No finished below-grade living area
• Exterior features: Vinyl exterior; Property includes silo(s); Approximately 2.08 acres; Zoned residential

Interior

• Kitchen: Kitchen on main level, 13 x 17; Range/Oven included
• Bedrooms: Main-level primary bedroom, 11 x 21; Main-level bedroom, 10 x 13; Upper-level bedroom, 10 x 13; Upper-level bedroom, 10 x 16; Upper-level bedroom, 11 x 13
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Electric and LP gas fuel
• Interior features: Partial basement with block and stone walls; Bonus room over the garage (8 x 11)

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 2.6% in Peshtigo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#348 in WI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Peshtigo School District (town): math 28% / reading 30% proficiency, ranked #283 of 342 in WI (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Peshtigo Elementary (math 37% / reading 35%, grade F, #607 of 1,041 statewide, top 58%, 573 students, 40% FRL); Peshtigo Middle (math 17% / reading 22%, grade F, #347 of 383 statewide, top 92%, 167 students, 32% FRL); Peshtigo High (math 17% / reading 27%, grade F, #349 of 483 statewide, top 75%, 339 students, 28% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marinette County population projected at -26% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.02% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.14%
• DSCR: 2.52
• GRM: 4.1

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $20,739
• Equity at exit: $8,931

10-year hold

• IRR: 36.9%
• Equity multiple: 4.42×
• Total profit: $57,423
• Equity at exit: $5,179

Cash invested: $16,772 (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 54157

• Active inventory: 18
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$139 /mo · $1,674/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $477

Break-even live

Break-even rent $606

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $511	-5% $494	+0% $477	+5% $460	+10% $443
Rent	-10% $382	-5% $429	+0% $477	+5% $525	+10% $573
Rate	-1.0pp $507	-0.5pp $492	base $477	+0.5pp $462	+1.0pp $446

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $59,900 Active 49 DOM
2. 2026-06-18
   days on market $59,900 Active 48 DOM
3. 2026-06-17
   days on market $59,900 Active 47 DOM
4. 2026-06-16
   days on market $59,900 Active 46 DOM
5. 2026-06-15
   days on market $59,900 Active 45 DOM
6. 2026-06-14
   days on market $59,900 Active 43 DOM
7. 2026-06-12
   days on market $59,900 Active 42 DOM
8. 2026-06-09
   days on market $59,900 Active 39 DOM
9. 2026-06-08
   days on market $59,900 Active 38 DOM
10. 2026-06-07
    days on market $59,900 Active 37 DOM
11. 2026-06-05
    days on market $59,900 Active 35 DOM
12. 2026-06-04
    days on market $59,900 Active 33 DOM
13. 2026-06-02
    days on market $59,900 Active 32 DOM
14. 2026-06-01
    days on market $59,900 Active 31 DOM
15. 2026-05-31
    days on market $59,900 Active 30 DOM
16. 2026-05-31
    days on market $59,900 Active 29 DOM
17. 2026-05-01
    listed $64,900 Active 841-char remark
18. 2008-05-23
    soldstatus $49,900 104-char remark

    Show marketing remark (104 chars)

    Large country home priced to sell, a little bit of work could make this a nice home. Being sold 'As Is'.

ⓘ 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: $1,674 · $139/mo
• Projected year-2 tax: $1,674 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,516
• − Mortgage interest: −$3,355
• − Property taxes: −$1,674
• − Insurance: −$300
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,743
• Taxable income: $5,123
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,496/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: Peshtigo School District
• NCES district ID: 5511610
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $51,344
• Composite: 25.5/100
• National rank: #7440
• State rank: #283 of 342 in WI

Livability — Peshtigo

• Score: 69/100
• State rank: #348
• US rank: #8882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,044

Population outlook (Marinette County) Hauer SSP2

• Today (2025): 38,716 people
• By 2030: 37,015 · -4.4%
• By 2040: 32,824 · -15.2%
• By 2050: 28,502 · -26.4%
• By 2075: 20,562 · -46.9%
• By 2100: 15,072 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Lithuanian 8% Portuguese 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marinette

• 2024 margin: Solid R (+38.0) · D 30.4% · R 68.4% · Other 1.1%
• 2008→2024 swing: -44.9pp toward R · 2008: 6.9pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+34.5 2016: R+33.8 2012: R+3.6 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.47%
• Current HPI: 191.5577
• 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

+20.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $59,900 RANW
• 2026-05-01 Listed $64,900 RANW
• 2008-05-23 Sold (MLS) $49,900 METROMLS

Property tax history

+1.6%/yr

Latest (2025): $1,674 · -4.1% YoY. Source: county tax records.