81278 Basswood Ln · Agenda, WI 54514

$72,900

3 bd · 1.0 ba · 924 sqft · Other · 205 Days on market

Built 1987 9.07 ac lot $79/sqft · at area comps Est $75k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +8.6/15.0
• Appreciation +7.7/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

(159/DW) Looking for a recreational headquarters or a fixer upper? Here it is! Situated on a 9.07+/- wooded acre parcel on Basswood Lane northeast of Butternut is this 1987 14x70? mobile home. It is in need of some updates, TLC, and is being sold ?as is?. Currently no working septic system. The home has metal siding and a rubber membrane roof. Featuring 3 bedrooms, 1 bath and a roomy kitchen/living room area. The mobile home is on blocks and is skirted. Small open-sided storage area. Gravel drive. $72,900.

Key facts

• Wooded acre parcel
• Metal siding
• Gravel drive

Tags

• WOODED ACRE PARCEL
• METAL SIDING
• RUBBER MEMBRANE ROOF
• ROOMY KITCHEN LIVING ROOM AREA
• SMALL OPEN SIDED STORAGE AREA
• GRAVEL DRIVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $73k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Butternut School District (rural): math 30% / reading 35% proficiency, ranked #369 of 426 in WI (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 30 units permitted in Ashland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($504 loan paydown + $4k appreciation (5.4% local appreciation)).
• Ashland County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 205 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 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 $8k; list at $73k implies a 811% gain — meaningful room to come down on a strong offer.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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. 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: 1.38% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.36%
• DSCR: 1.95
• GRM: 6.1

CMA / ARV

• ARV (median comp): $74,704
• List price: $72,900
• Delta: -2.41%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.04×
• Total profit: $41,598
• Equity at exit: $43,102

10-year hold

• IRR: 30.4%
• Equity multiple: 6.14×
• Total profit: $104,948
• Equity at exit: $75,913

Cash invested: $20,412 (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 54514

• Home prices YoY: 3.3%
• Active inventory: 20
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $363

Break-even live

Break-even rent $544

Max offer price $72,900

Occupancy floor 59%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $72,900 Active 205 DOM
2. 2026-06-17
   days on market $72,900 Active 204 DOM
3. 2026-06-16
   days on market $72,900 Active 203 DOM
4. 2026-06-15
   days on market $72,900 Active 202 DOM
5. 2026-06-15
   days on market $72,900 Active 201 DOM
6. 2026-06-13
   days on market $72,900 Active 200 DOM
7. 2026-06-12
   days on market $72,900 Active 199 DOM
8. 2026-06-09
   days on market $72,900 Active 196 DOM
9. 2026-06-08
   days on market $72,900 Active 195 DOM
10. 2026-06-08
    days on market $72,900 Active 194 DOM
11. 2026-06-05
    days on market $72,900 Active 192 DOM
12. 2026-06-03
    days on market $72,900 Active 190 DOM
13. 2026-06-02
    days on market $72,900 Active 189 DOM
14. 2026-06-01
    days on market $72,900 Active 188 DOM
15. 2026-05-31
    days on market $72,900 Active 187 DOM
16. 2026-05-15
    historical 511-char remark

    Show marketing remark (511 chars)

    (159/DW) Looking for a recreational headquarters or a fixer upper? Here it is! Situated on a 9.07+/- wooded acre parcel on Basswood Lane northeast of Butternut is this 1987 14x70? mobile home. It is in need of some updates, TLC, and is being sold ?as is?. Currently no working septic system. The home has metal siding and a rubber membrane roof. Featuring 3 bedrooms, 1 bath and a roomy kitchen/living room area. The mobile home is on blocks and is skirted. Small open-sided storage area. Gravel drive. $72,900.

17. 2025-11-14
    listed $72,900 Active 511-char remark

    Show marketing remark (650 chars)

    (159/DW) Looking for a recreational headquarters or a fixer upper? Here it is! Situated on a 9.07+/- wooded acre parcel on Basswood Lane northeast of Butternut is this 1987 14x70’ mobile home. It is in need of some updates, TLC, and is being sold “as is”. Currently no working septic system. The home has metal siding and a rubber membrane roof. Featuring 3 bedrooms, 1 bath and a roomy kitchen/living room area. The mobile home is on blocks and is skirted. Small open-sided storage area. Gravel drive. $72,900. 2025 taxes: $564. (PAR W ½ E ½ NW ¼, 10-41N-1W. Full legal description on file in listing office. )

18. 2025-11-14
    listed $72,900 Active 650-char remark

    Show marketing remark (650 chars)

    (159/DW) Looking for a recreational headquarters or a fixer upper? Here it is! Situated on a 9.07+/- wooded acre parcel on Basswood Lane northeast of Butternut is this 1987 14x70’ mobile home. It is in need of some updates, TLC, and is being sold “as is”. Currently no working septic system. The home has metal siding and a rubber membrane roof. Featuring 3 bedrooms, 1 bath and a roomy kitchen/living room area. The mobile home is on blocks and is skirted. Small open-sided storage area. Gravel drive. $72,900. 2025 taxes: $564. (PAR W ½ E ½ NW ¼, 10-41N-1W. Full legal description on file in listing office. )

19. 2006-01-27
    soldstatus $8,000

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: +$572/yr (+$48/mo · 280.2%)

ⓘ 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 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: $12,046
• − Mortgage interest: −$4,084
• − Property taxes: −$204
• − Insurance: −$364
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,121
• Taxable income: $3,346
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,557/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: Butternut School District
• NCES district ID: 5501920
• Math proficiency: 30% ▲ 15.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $39,700
• Composite: 30.01/100
• National rank: #11635
• State rank: #369 of 426 in WI

Livability — Agenda

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

Census & demographics

• Population (ZIP): 1,810

Population outlook (Ashland County) Hauer SSP2

• Today (2025): 15,204 people
• By 2030: 14,639 · -3.7%
• By 2040: 13,198 · -13.2%
• By 2050: 11,841 · -22.1%
• By 2075: 9,755 · -35.8%
• By 2100: 8,675 · -42.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 17% Portuguese 6% Lithuanian 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Ashland

• 2024 margin: Toss-up / Even · D 51.6% · R 46.9% · Other 1.5%
• 2008→2024 swing: -32.4pp toward R · 2008: 37.1pp · 2024: 4.7pp
• All cycles: 2024: D+4.7 2020: D+11.0 2016: D+8.9 2012: D+30.8 2008: D+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.40%
• Current HPI: 168.3677
• 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

+811.3% since first listed

4 events — show timeline

• 2026-05-15 Listing Removed — RANWW
• 2025-11-14 Listed $72,900 GNMLS
• 2025-11-14 Listed $72,900 RANWW
• 2006-01-27 Sold (Public Records) $8,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $204 · +14.0% YoY. Source: county tax records.