1211 Landall Ave · Rib Lake, WI 54470

$94,900

3 bd · 1.0 ba · 1,174 sqft · Other · 96 Days on market

Built 1920 6,534 sqft lot $81/sqft · 12% below area Est $108k · 12% under

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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 +24.8/30.0
• ARV discount +12.9/15.0
• DSCR +8.1/10.0
• Appreciation +6.9/10.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable 3 bedroom, 1 bathroom home on +/-0.15 acres in the Village of Rib Lake. Kitchen features ample cabinetry and hard wood flooring. Spacious living room with hardwood flooring. Main floor includes 3 bedrooms and 1 full bath. Covered back patio overlooking the backyard. Attached 24x18 garage. The refrigerator, stove, washer and dryer are included in the sale price.

Key facts

• Ample cabinetry
• Hard wood flooring
• Backyard

Tags

• AMPLE CABINETRY
• HARD WOOD FLOORING
• COVERED BACK PATIO
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#491 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime C-, schools D+, health & safety D.
• Rib Lake School District (rural): math 50% / reading 47% proficiency, ranked #71 of 342 in WI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 109 units permitted in Taylor County in 2024 (55 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($656 loan paydown + $4k appreciation (3.8% local appreciation)).
• Taylor County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.13% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $107,772
• List price: $94,900
• Delta: -11.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.06×
• Total profit: $28,099
• Equity at exit: $46,708

10-year hold

• IRR: 18.7%
• Equity multiple: 3.92×
• Total profit: $77,486
• Equity at exit: $75,294

Cash invested: $26,572 (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 54470

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $202

Break-even live

Break-even rent $820

Max offer price $94,900

Occupancy floor 76%

Sensitivity live

Price	-10% $256	-5% $229	+0% $202	+5% $175	+10% $148
Rent	-10% $117	-5% $159	+0% $202	+5% $244	+10% $287
Rate	-1.0pp $250	-0.5pp $226	base $202	+0.5pp $177	+1.0pp $152

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $94,900 Active 96 DOM
2. 2026-06-18
   days on market $94,900 Active 94 DOM
3. 2026-06-17
   days on market $94,900 Active 93 DOM
4. 2026-06-16
   days on market $94,900 Active 92 DOM
5. 2026-06-15
   days on market $94,900 Active 91 DOM
6. 2026-06-15
   days on market $94,900 Active 90 DOM
7. 2026-06-13
   days on market $94,900 Active 89 DOM
8. 2026-06-12
   days on market $94,900 Active 88 DOM
9. 2026-06-09
   days on market $94,900 Active 85 DOM
10. 2026-06-08
    days on market $94,900 Active 84 DOM
11. 2026-06-08
    days on market $94,900 Active 83 DOM
12. 2026-06-07
    days on market $94,900 Active 82 DOM
13. 2026-06-03
    days on market $94,900 Active 79 DOM
14. 2026-06-02
    days on market $94,900 Active 78 DOM
15. 2026-06-01
    days on market $94,900 Active 77 DOM
16. 2026-05-31
    days on market $94,900 Active 76 DOM
17. 2026-03-13
    listed $94,900 Active 375-char remark

    Show marketing remark (375 chars)

    Affordable 3 bedroom, 1 bathroom home on +/-0.15 acres in the Village of Rib Lake. Kitchen features ample cabinetry and hard wood flooring. Spacious living room with hardwood flooring. Main floor includes 3 bedrooms and 1 full bath. Covered back patio overlooking the backyard. Attached 24x18 garage. The refrigerator, stove, washer and dryer are included in the sale price.

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$216/yr (+$18/mo · 16.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $12,902
• − Mortgage interest: −$5,316
• − Property taxes: −$1,323
• − Insurance: −$474
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,761
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,192/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: Rib Lake School District
• NCES district ID: 5512780
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $43,283
• Composite: 40.92/100
• National rank: #3613
• State rank: #71 of 342 in WI

Livability — Rib Lake

• Score: 65/100
• State rank: #491
• US rank: #12404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rib Lake, WI
• Population (ZIP): 2,076

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 19,681 people
• By 2030: 19,005 · -3.4%
• By 2040: 17,386 · -11.7%
• By 2050: 15,349 · -22.0%
• By 2075: 11,894 · -39.6%
• By 2100: 9,275 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 14% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+48.2) · D 25.3% · R 73.5% · Other 1.2%
• 2008→2024 swing: -48.0pp toward R · 2008: -0.2pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+46.5 2016: R+44.5 2012: R+19.4 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 174.9831
• 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

1 event — show timeline

• 2026-03-13 Listed $94,900 CWMLS

Property tax history

+1.3%/yr

Latest (2025): $1,323 · -4.7% YoY. Source: county tax records.