W11680 W 26th Rd · Beaver, WI 54161

$184,900

3 bd · 1.0 ba · 1,100 sqft · Other · 59 Days on market

Built 1980 1.51 ac lot $168/sqft · 30% below area Est $264k · 30% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• Cash flow +6.2/30.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Escape to the Northwoods with this beautifully updated 3-bedroom, 1-bath home set on a private 1.5-acre wooded lot. Surrounded by nature and just minutes from lakes, this property is perfect for those seeking peace, privacy, and year-round outdoor recreation. Inside, you?ll find a fully renovated interior with a modern tiled shower, spacious living areas, and a bright sunroom/bonus room. The large garage offers plenty of room for vehicles, boats, or ATVs, and the oversized shed is ready for storage, a workshop, entertaining area or your next creative project. Whether you're looking for a full-time residence or a weekend getaway, this move-in ready home is your perfect up-north retreat.

Key facts

• Oversized shed
• Large garage
• Private wooded lot

Tags

• PRIVATE WOODED LOT
• FULLY RENOVATED INTERIOR
• MODERN TILED SHOWER
• BRIGHT SUNROOM
• LARGE GARAGE
• OVERSIZED SHED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Private septic
• Home design: Single-family, 1-story home; Construction completed; Residential zoning; Lot larger than 1 acre (approx. 1.51 acres)
• Construction: Brick/stone and vinyl exterior
• Exterior features: Deck; Exterior finished in stone and vinyl

Interior

• Kitchen: Microwave; Kitchen on main level (12 x 12)
• Bedrooms: Master bedroom on main level (12 x 11); Second bedroom on main level (10 x 10); Third bedroom on main level (7 x 9)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Wall air conditioning; Electric heat source
• Interior features: Mud room; Crawl space and block foundation; slab areas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (37.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (47.6% below list).
• Recommended offer: $97k (47.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Coleman School District (rural): math 37% / reading 40% proficiency, ranked #187 of 342 in WI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coleman Elementary (math 52% / reading 42%, grade D-, #319 of 1,041 statewide, top 34%, 363 students, 46% FRL); Coleman Middle (math 27% / reading 42%, grade F, #208 of 383 statewide, top 58%, 142 students, 41% FRL); Coleman High (math 34% / reading 24%, grade F, #228 of 483 statewide, top 52%, 233 students, 38% FRL).
• Market conditions: 22 active listings in the ZIP; 145 units permitted in Marinette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.6% local appreciation)).
• Marinette County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $185k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,927 (47.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.52% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 15.9

CMA / ARV

• ARV (median comp): $264,354
• List price: $184,900
• Delta: -30.06%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

8.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 2.12×
• Total profit: $58,051
• Equity at exit: $147,730

10-year hold

• IRR: 14.4%
• Equity multiple: 4.62×
• Total profit: $187,308
• Equity at exit: $300,448

Cash invested: $51,772 (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 54161

• Home prices YoY: 3.6%
• Active inventory: 22
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-391

Break-even live

Break-even rent $1,464

Max offer price $115,895

Occupancy floor —

Sensitivity live

Price	-10% $-286	-5% $-338	+0% $-391	+5% $-443	+10% $-495
Rent	-10% $-467	-5% $-429	+0% $-391	+5% $-352	+10% $-314
Rate	-1.0pp $-298	-0.5pp $-344	base $-391	+0.5pp $-439	+1.0pp $-487

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $184,900 Active 59 DOM
2. 2026-06-21
   days on market $184,900 Active 58 DOM
3. 2026-06-18
   days on market $184,900 Active 56 DOM
4. 2026-06-17
   days on market $184,900 Active 55 DOM
5. 2026-06-16
   days on market $184,900 Active 54 DOM
6. 2026-06-15
   days on market $184,900 Active 53 DOM
7. 2026-06-15
   days on market $184,900 Active 52 DOM
8. 2026-06-13
   days on market $184,900 Active 51 DOM
9. 2026-06-12
   days on market $184,900 Active 50 DOM
10. 2026-06-09
    days on market $184,900 Active 47 DOM
11. 2026-06-08
    pricedays on market $184,900 Active 46 DOM
12. 2026-06-08
    days on market $199,900 Active 45 DOM
13. 2026-06-05
    days on market $199,900 Active 43 DOM
14. 2026-06-03
    days on market $199,900 Active 41 DOM
15. 2026-06-02
    days on market $199,900 Active 40 DOM
16. 2026-06-01
    days on market $199,900 Active 39 DOM
17. 2026-05-31
    days on market $199,900 Active 38 DOM
18. 2026-04-23
    historical 694-char remark

    Show marketing remark (694 chars)

    Escape to the Northwoods with this beautifully updated 3-bedroom, 1-bath home set on a private 1.5-acre wooded lot. Surrounded by nature and just minutes from lakes, this property is perfect for those seeking peace, privacy, and year-round outdoor recreation. Inside, you?ll find a fully renovated interior with a modern tiled shower, spacious living areas, and a bright sunroom/bonus room. The large garage offers plenty of room for vehicles, boats, or ATVs, and the oversized shed is ready for storage, a workshop, entertaining area or your next creative project. Whether you're looking for a full-time residence or a weekend getaway, this move-in ready home is your perfect up-north retreat.

19. 2026-04-23
    listed $199,900 Active 730-char remark

    Show marketing remark (694 chars)

    Escape to the Northwoods with this beautifully updated 3-bedroom, 1-bath home set on a private 1.5-acre wooded lot. Surrounded by nature and just minutes from lakes, this property is perfect for those seeking peace, privacy, and year-round outdoor recreation. Inside, you?ll find a fully renovated interior with a modern tiled shower, spacious living areas, and a bright sunroom/bonus room. The large garage offers plenty of room for vehicles, boats, or ATVs, and the oversized shed is ready for storage, a workshop, entertaining area or your next creative project. Whether you're looking for a full-time residence or a weekend getaway, this move-in ready home is your perfect up-north retreat.

20. 2025-10-13
    price $199,900 694-char remark

    Show marketing remark (694 chars)

    Escape to the Northwoods with this beautifully updated 3-bedroom, 1-bath home set on a private 1.5-acre wooded lot. Surrounded by nature and just minutes from lakes, this property is perfect for those seeking peace, privacy, and year-round outdoor recreation. Inside, you?ll find a fully renovated interior with a modern tiled shower, spacious living areas, and a bright sunroom/bonus room. The large garage offers plenty of room for vehicles, boats, or ATVs, and the oversized shed is ready for storage, a workshop, entertaining area or your next creative project. Whether you're looking for a full-time residence or a weekend getaway, this move-in ready home is your perfect up-north retreat.

21. 2025-09-23
    listed $204,900 Active 694-char remark

    Show marketing remark (694 chars)

    Escape to the Northwoods with this beautifully updated 3-bedroom, 1-bath home set on a private 1.5-acre wooded lot. Surrounded by nature and just minutes from lakes, this property is perfect for those seeking peace, privacy, and year-round outdoor recreation. Inside, you?ll find a fully renovated interior with a modern tiled shower, spacious living areas, and a bright sunroom/bonus room. The large garage offers plenty of room for vehicles, boats, or ATVs, and the oversized shed is ready for storage, a workshop, entertaining area or your next creative project. Whether you're looking for a full-time residence or a weekend getaway, this move-in ready home is your perfect up-north retreat.

22. 2025-05-01
    soldstatus $85,000
23. 2015-08-03
    soldstatus $40,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $2,035 · $170/mo
• Expected delta: +$1,386/yr (+$115/mo · 213.3%)

ⓘ 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 · 76% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 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: $11,631
• − Mortgage interest: −$10,357
• − Property taxes: −$650
• − Insurance: −$1,591
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$5,379
• Taxable loss: −$8,206
• Est. tax savings @ 24.0%: +$1,970
• After-tax cash flow: $-2,718/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: Coleman School District
• NCES district ID: 5502760
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $46,086
• Composite: 32.87/100
• National rank: #5611
• State rank: #187 of 342 in WI

Livability — Beaver

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

Census & demographics

• Population (ZIP): 2,683

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 21% Lithuanian 4% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

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: ▲ 8.57%
• Current HPI: 244.4201
• 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

+362.2% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $184,900 RANW
• 2026-04-23 Listing Removed — RANW
• 2026-04-23 Listed $199,900 RANW
• 2025-10-13 Price Changed $199,900 RANW
• 2025-09-23 Listed $204,900 RANW
• 2025-05-01 Sold (Public Records) $85,000 Public Records
• 2015-08-03 Sold (Public Records) $40,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $650 · +11.0% YoY. Source: county tax records.