9317 Hwy 139 · Newald, WI 54511

$29,900

1 bd · None ba · 400 sqft · Other · 267 Days on market

1.00 ac lot ↓ 25% since listing

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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
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COZY CABIN IN THE WOODS! If you are looking for peace and quiet with an accent on wildlife, birds, and nature, this tranquil place is calling your name. Nestled on a beautiful 1 acre wooded lot, this private retreat has a 400 square foot cabin with an outdoor privy and is ready for you! Located north of Cavour, this area is near National Forest Land and several lakes where you can fish and hunt and enjoy the Northwoods. Come take a look.

Key facts

• 1 acre wooded lot
• Outdoor privy
• Several lakes

Tags

• 1 ACRE WOODED LOT
• OUTDOOR PRIVY
• NEAR NATIONAL FOREST LAND
• SEVERAL LAKES

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $30k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($761 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#691 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, health & safety D.
• Laona School District (rural): math 50% / reading 45% proficiency, ranked #154 of 426 in WI (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 69 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k appreciation (9.9% local appreciation)).
• Forest County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.55% ✓
• Cap rate: 23.19%
• Cash-on-cash: 60.33%
• DSCR: 3.68
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.3%
• Equity multiple: 6.11×
• Total profit: $42,789
• Equity at exit: $26,620

10-year hold

• IRR: 66.3%
• Equity multiple: 13.52×
• Total profit: $104,839
• Equity at exit: $57,073

Cash invested: $8,372 (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 54511

• Home prices YoY: 5.4%
• Active inventory: 25
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $761 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$11 /mo · $137/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $421

Break-even live

Break-even rent $229

Max offer price $29,900

Occupancy floor 40%

Sensitivity live

Price	-10% $438	-5% $429	+0% $421	+5% $412	+10% $404
Rent	-10% $361	-5% $391	+0% $421	+5% $451	+10% $481
Rate	-1.0pp $436	-0.5pp $429	base $421	+0.5pp $413	+1.0pp $405

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $29,900 Active 267 DOM
2. 2026-06-21
   days on market $29,900 Active 266 DOM
3. 2026-06-18
   days on market $29,900 Active 264 DOM
4. 2026-06-17
   days on market $29,900 Active 263 DOM
5. 2026-06-16
   days on market $29,900 Active 262 DOM
6. 2026-06-15
   days on market $29,900 Active 261 DOM
7. 2026-06-15
   days on market $29,900 Active 260 DOM
8. 2026-06-13
   days on market $29,900 Active 259 DOM
9. 2026-06-12
   days on market $29,900 Active 258 DOM
10. 2026-06-09
    days on market $29,900 Active 255 DOM
11. 2026-06-08
    days on market $29,900 Active 254 DOM
12. 2026-06-08
    days on market $29,900 Active 253 DOM
13. 2026-06-07
    days on market $29,900 Active 252 DOM
14. 2026-06-03
    days on market $29,900 Active 249 DOM
15. 2026-06-02
    days on market $29,900 Active 248 DOM
16. 2026-06-01
    days on market $29,900 Active 247 DOM
17. 2026-05-31
    days on market $29,900 Active 246 DOM
18. 2026-04-25
    status Active 441-char remark

    Show marketing remark (441 chars)

    COZY CABIN IN THE WOODS! If you are looking for peace and quiet with an accent on wildlife, birds, and nature, this tranquil place is calling your name. Nestled on a beautiful 1 acre wooded lot, this private retreat has a 400 square foot cabin with an outdoor privy and is ready for you! Located north of Cavour, this area is near National Forest Land and several lakes where you can fish and hunt and enjoy the Northwoods. Come take a look.

19. 2026-03-30
    status Pending 441-char remark

    Show marketing remark (441 chars)

    COZY CABIN IN THE WOODS! If you are looking for peace and quiet with an accent on wildlife, birds, and nature, this tranquil place is calling your name. Nestled on a beautiful 1 acre wooded lot, this private retreat has a 400 square foot cabin with an outdoor privy and is ready for you! Located north of Cavour, this area is near National Forest Land and several lakes where you can fish and hunt and enjoy the Northwoods. Come take a look.

20. 2026-01-05
    price $29,900 441-char remark

    Show marketing remark (441 chars)

    COZY CABIN IN THE WOODS! If you are looking for peace and quiet with an accent on wildlife, birds, and nature, this tranquil place is calling your name. Nestled on a beautiful 1 acre wooded lot, this private retreat has a 400 square foot cabin with an outdoor privy and is ready for you! Located north of Cavour, this area is near National Forest Land and several lakes where you can fish and hunt and enjoy the Northwoods. Come take a look.

21. 2026-01-03
    status Active 441-char remark

    Show marketing remark (441 chars)

    COZY CABIN IN THE WOODS! If you are looking for peace and quiet with an accent on wildlife, birds, and nature, this tranquil place is calling your name. Nestled on a beautiful 1 acre wooded lot, this private retreat has a 400 square foot cabin with an outdoor privy and is ready for you! Located north of Cavour, this area is near National Forest Land and several lakes where you can fish and hunt and enjoy the Northwoods. Come take a look.

22. 2025-08-31
    listed $39,900 Active 441-char remark

    Show marketing remark (441 chars)

    COZY CABIN IN THE WOODS! If you are looking for peace and quiet with an accent on wildlife, birds, and nature, this tranquil place is calling your name. Nestled on a beautiful 1 acre wooded lot, this private retreat has a 400 square foot cabin with an outdoor privy and is ready for you! Located north of Cavour, this area is near National Forest Land and several lakes where you can fish and hunt and enjoy the Northwoods. Come take a look.

ⓘ 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: $137 · $11/mo
• Projected year-2 tax: $345 · $29/mo
• Expected delta: +$208/yr (+$17/mo · 151.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°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: $9,138
• − Mortgage interest: −$1,675
• − Property taxes: −$137
• − Insurance: −$150
• − Repairs & maintenance: −$731
• − Management: −$731
• − Depreciation: −$870
• Taxable income: $4,845
• Est. tax owed @ 24.0%: −$1,163
• After-tax cash flow: $3,888/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: Laona School District
• NCES district ID: 5507830
• Math proficiency: 50% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $42,576
• Composite: 42.14/100
• National rank: #7029
• State rank: #154 of 426 in WI

Livability — Newald

• Score: 60/100
• State rank: #691
• US rank: #18660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,375

Population outlook (Forest County) Hauer SSP2

• Today (2025): 8,449 people
• By 2030: 8,032 · -4.9%
• By 2040: 7,064 · -16.4%
• By 2050: 6,119 · -27.6%
• By 2075: 4,592 · -45.7%
• By 2100: 3,630 · -57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Native American 2% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Portuguese 4% Iranian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+33.4) · D 33.0% · R 66.4%
• 2008→2024 swing: -48.5pp toward R · 2008: 15.2pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+30.9 2016: R+26.7 2012: D+5.4 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.86%
• Current HPI: 191.1009
• 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

-25.1% since first listed

5 events — show timeline

• 2026-04-25 Relisted — GNMLS
• 2026-03-30 Pending — GNMLS
• 2026-01-05 Price Changed $29,900 GNMLS
• 2026-01-03 Relisted — GNMLS
• 2025-08-31 Listed $39,900 GNMLS

Property tax history

+11.8%/yr

Latest (2025): $137 · +107.1% YoY. Source: county tax records.