W14702 Old Highway 10 · Garfield, WI 54741

$95,000

3 bd · None ba · 400 sqft · Other · 43 Days on market

Built 2020 4.20 ac lot

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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 +18.9/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fun Getaway for the whole family! Come see this Beautiful Fully Furnished 3 Cabin Resort on 4.2 secluded Acres Next to the ATV trail and Hundreds of acres of public land. Off The Grid with Solar Panels and Generators included. Fully Furnished with Electric and LP heat. Low maintenance with Vinyl siding, Metal roofs and Thermal Pane windows. Generator hookups on the exterior of cabins. New decks and Screen doors. Lawn and garden shed for the toys. Brick fire pit. Outdoor shower with shower bag. Complete with swings for the adults and play ground equipment for the kids. Gravel Driveway. Electric power line is approximately 100 feet away. Close to shopping and good eats and drinks. Close to Great hunting and Trout fishing. Could be used as an Airbnb or VRBO. Own your own Tiny Homes. Drive by to see for yourself and call to schedule a showing.

Key facts

• 4.2 acre lot
• Built 2020
• Listed 43 days

Property features AI

Finance

• Other: Lot size: 4.2 acres (greater than 1/2 acre)
• Financial info: Possible income-producing property

Exterior

• Utilities: No electric service; No waste disposal system
• Home design: Single-family, 1-story (4-season); New construction; Construction completed; Estimated finished above-grade area approx. 400 (finished below grade 0); Facing / zoning: Unzoned
• Construction: Vinyl exterior; Foundation: Crawl space / slab
• Exterior features: Deck; Play structure; Garden shed

Interior

• Kitchen: Microwave
• Bedrooms: Master bedroom (Upper) — approx. 10 x 6
• Heating & cooling: Space heater(s); Heat sources: Electric, LP gas, Solar
• Interior features: High speed internet

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $32 ($380/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 $90k (5.3% below list).
• Recommended offer: $90k (5.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Osseo-Fairchild School District (rural): math 40% / reading 38% proficiency, ranked #170 of 342 in WI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 73 units permitted in Jackson County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $6k appreciation (5.9% local appreciation)).
• Jackson County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $6k; list at $95k implies a 1483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,988 (5.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.10×
• Total profit: $29,141
• Equity at exit: $59,368

10-year hold

• IRR: 16.4%
• Equity multiple: 4.17×
• Total profit: $84,279
• Equity at exit: $107,359

Cash invested: $26,600 (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 54741

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $32

Break-even live

Break-even rent $860

Max offer price $95,000

Occupancy floor 91%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 43 DOM
2. 2026-06-17
   days on market $95,000 Active 42 DOM
3. 2026-06-16
   days on market $95,000 Active 41 DOM
4. 2026-06-15
   days on market $95,000 Active 40 DOM
5. 2026-06-15
   days on market $95,000 Active 39 DOM
6. 2026-06-13
   days on market $95,000 Active 38 DOM
7. 2026-06-12
   days on market $95,000 Active 37 DOM
8. 2026-06-10
   price $95,000 Active 34 DOM
9. 2026-06-09
   days on market $97,500 Active 34 DOM

   Show marketing remark (851 chars)

   Fun Getaway for the whole family! Come see this Beautiful Fully Furnished 3 Cabin Resort on 4.2 secluded Acres Next to the ATV trail and Hundreds of acres of public land. Off The Grid with Solar Panels and Generators included. Fully Furnished with Electric and LP heat. Low maintenance with Vinyl siding, Metal roofs and Thermal Pane windows. Generator hookups on the exterior of cabins. New decks and Screen doors. Lawn and garden shed for the toys. Brick fire pit. Outdoor shower with shower bag. Complete with swings for the adults and play ground equipment for the kids. Gravel Driveway. Electric power line is approximately 100 feet away. Close to shopping and good eats and drinks. Close to Great hunting and Trout fishing. Could be used as an Airbnb or VRBO. Own your own Tiny Homes. Drive by to see for yourself and call to schedule a showing.

10. 2026-06-08
    days on market $97,500 Active 33 DOM
11. 2026-06-08
    days on market $97,500 Active 32 DOM
12. 2026-06-05
    days on market $97,500 Active 30 DOM
13. 2026-06-03
    days on market $97,500 Active 28 DOM
14. 2026-06-02
    days on market $97,500 Active 27 DOM
15. 2026-06-01
    days on market $97,500 Active 26 DOM
16. 2026-05-31
    days on market $97,500 Active 25 DOM
17. 2026-05-03
    listed $97,500 Active 851-char remark

    Show marketing remark (851 chars)

    Fun Getaway for the whole family! Come see this Beautiful Fully Furnished 3 Cabin Resort on 4.2 secluded Acres Next to the ATV trail and Hundreds of acres of public land. Off The Grid with Solar Panels and Generators included. Fully Furnished with Electric and LP heat. Low maintenance with Vinyl siding, Metal roofs and Thermal Pane windows. Generator hookups on the exterior of cabins. New decks and Screen doors. Lawn and garden shed for the toys. Brick fire pit. Outdoor shower with shower bag. Complete with swings for the adults and play ground equipment for the kids. Gravel Driveway. Electric power line is approximately 100 feet away. Close to shopping and good eats and drinks. Close to Great hunting and Trout fishing. Could be used as an Airbnb or VRBO. Own your own Tiny Homes. Drive by to see for yourself and call to schedule a showing.

18. 2026-05-03
    listed $97,500 Active 851-char remark

    Show marketing remark (851 chars)

    Fun Getaway for the whole family! Come see this Beautiful Fully Furnished 3 Cabin Resort on 4.2 secluded Acres Next to the ATV trail and Hundreds of acres of public land. Off The Grid with Solar Panels and Generators included. Fully Furnished with Electric and LP heat. Low maintenance with Vinyl siding, Metal roofs and Thermal Pane windows. Generator hookups on the exterior of cabins. New decks and Screen doors. Lawn and garden shed for the toys. Brick fire pit. Outdoor shower with shower bag. Complete with swings for the adults and play ground equipment for the kids. Gravel Driveway. Electric power line is approximately 100 feet away. Close to shopping and good eats and drinks. Close to Great hunting and Trout fishing. Could be used as an Airbnb or VRBO. Own your own Tiny Homes. Drive by to see for yourself and call to schedule a showing.

19. 2026-01-01
    historical

    Show marketing remark (834 chars)

    Prime Hunting Property with Unbeatable Trail Access! Hunters, this is the setup you've been waiting for! Own your wilderness retreat with direct access to public hunting grounds right outside your door. Say goodbye to crowded campsites and hello to your private basecamp. The legendary Buffalo River Trail system offers endless ATV, UTV, and snowmobile opportunities just steps away. Three individual, low maintenance, fully self-sufficient cabins (solar + generator powered!) provide comfortable and efficient shelter for your outdoor adventures. Plan your excursions from the wrap-around deck, store your gear securely in the 10x14 garage, and enjoy the convenience of nearby amenities (5-10 minutes to bars/restaurants). Whether it?s your hunting paradise, family retreat, or your off-grid getaway, there are endless possibilities.

20. 2025-10-28
    historical
21. 2025-10-24
    listed $114,000 Active

    Show marketing remark (834 chars)

    Prime Hunting Property with Unbeatable Trail Access! Hunters, this is the setup you've been waiting for! Own your wilderness retreat with direct access to public hunting grounds right outside your door. Say goodbye to crowded campsites and hello to your private basecamp. The legendary Buffalo River Trail system offers endless ATV, UTV, and snowmobile opportunities just steps away. Three individual, low maintenance, fully self-sufficient cabins (solar + generator powered!) provide comfortable and efficient shelter for your outdoor adventures. Plan your excursions from the wrap-around deck, store your gear securely in the 10x14 garage, and enjoy the convenience of nearby amenities (5-10 minutes to bars/restaurants). Whether it?s your hunting paradise, family retreat, or your off-grid getaway, there are endless possibilities.

22. 2025-07-01
    price $114,000
23. 2025-06-18
    price $117,000
24. 2025-04-15
    listed $120,000 Active
25. 2008-10-14
    soldstatus $6,000

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,329 · $111/mo
• Expected delta: +$429/yr (+$36/mo · 47.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $10,799
• − Mortgage interest: −$5,321
• − Property taxes: −$900
• − Insurance: −$1,272
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,764
• Taxable loss: −$1,187
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $665/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: Osseo-Fairchild School District
• NCES district ID: 5511220
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $48,731
• Composite: 33.56/100
• National rank: #5425
• State rank: #170 of 342 in WI

Livability — Garfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,960

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 20,419 people
• By 2030: 20,186 · -1.1%
• By 2040: 19,663 · -3.7%
• By 2050: 18,980 · -7.0%
• By 2075: 17,532 · -14.1%
• By 2100: 14,669 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8%
• Common ancestry: Portuguese 13% Romanian 6% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 93% English-only · German/W. Germanic 6%

Political lean MEDSL · Jackson

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.3%
• 2008→2024 swing: -41.3pp toward R · 2008: 21.8pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+15.1 2016: R+11.8 2012: D+15.0 2008: D+21.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.94%
• Current HPI: 164.5105
• 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

+1483.3% since first listed

11 events — show timeline

• 2026-06-09 Price Changed $95,000 RANWW
• 2026-06-09 Price Changed $95,000 RANWW
• 2026-05-03 Listed $97,500 RANWW
• 2026-05-03 Listed $97,500 RANWW
• 2026-01-01 Listing Removed — RANWW
• 2025-10-28 Listing Removed — RANWW
• 2025-10-24 Listed $114,000 RANWW
• 2025-07-01 Price Changed $114,000 RANWW
• 2025-06-18 Price Changed $117,000 RANWW
• 2025-04-15 Listed $120,000 RANWW
• 2008-10-14 Sold (Public Records) $6,000 Public Records

Property tax history

+66.5%/yr

Latest (2025): $900 · +6.3% YoY. Source: county tax records.