N12815 Sailor Lake Rd · Fifield, WI 54552

$79,000

1 bd · None ba · 440 sqft · Manufactured · 83 Days on market

Built 1970 Poor condition 0.69 ac lot $180/sqft · 13% below area Est $91k · 13% under · waterfront ↓ 10% since listing

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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).

• Cash flow +17.7/30.0
• ARV discount +13.4/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There is no title to the trailer. Condition of the AC and Well is unknown. No batteries for the solar panels. ,Lakefront wooded lot on beautiful Sailor Lake, 11 miles east of Fifield. This off-grid parcel is nestled in the heart of the Chequamegon National Forest and offers 173 +/- feet of serene lake frontage. The property includes a 261 Yukon Wilderness trailer, with an attached 10x16 family room featuring a free-standing wood-burning fireplace and a warm knotty pine interior?perfect for relaxing after a day outdoors. Sailor Lake is known for excellent fishing, including largemouth bass, northern pike, and panfish. Surrounding the property are thousands of acres of Chequamegon National Forest, providing endless opportunities for hunting, as well as access to miles of ATV and snowmobile trails. While there is no electricity available, the trailer is equipped with a solar power system and LP gas. Your Northwoods retreat awaits!

Key facts

• Knotty pine interior
• Lakefront wooded lot
• Serene lake frontage

Tags

• LAKEFRONT WOODED LOT
• SERENE LAKE FRONTAGE
• KNOTTY PINE INTERIOR
• SOLAR POWER SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath manufactured listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $63 ($755/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 $77k (2.4% below list).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Chequamegon School District (rural): math 25% / reading 29% proficiency, ranked #303 of 342 in WI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP; 47 units permitted in Price County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Price County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $90,843
• List price: $79,000
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-8,783
• Equity at exit: $11,779

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-2,440
• Equity at exit: $6,830

Cash invested: $22,120 (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 54552

• Home prices YoY: -27.7%
• Active inventory: 78
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $771 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $63

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 87%

Sensitivity live

Price	-10% $118	-5% $90	+0% $63	+5% $36	+10% $8
Rent	-10% $2	-5% $32	+0% $63	+5% $93	+10% $124
Rate	-1.0pp $103	-0.5pp $83	base $63	+0.5pp $42	+1.0pp $22

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $79,000 Active 83 DOM
2. 2026-06-21
   days on market $79,000 Active 82 DOM
3. 2026-06-18
   days on market $79,000 Active 80 DOM
4. 2026-06-17
   days on market $79,000 Active 79 DOM
5. 2026-06-16
   days on market $79,000 Active 78 DOM
6. 2026-06-15
   days on market $79,000 Active 77 DOM
7. 2026-06-15
   days on market $79,000 Active 76 DOM
8. 2026-06-13
   days on market $79,000 Active 75 DOM
9. 2026-06-12
   days on market $79,000 Active 74 DOM
10. 2026-06-09
    days on market $79,000 Active 71 DOM
11. 2026-06-08
    days on market $79,000 Active 70 DOM
12. 2026-06-08
    days on market $79,000 Active 69 DOM
13. 2026-06-05
    days on market $79,000 Active 67 DOM
14. 2026-06-03
    days on market $79,000 Active 65 DOM
15. 2026-06-02
    days on market $79,000 Active 64 DOM
16. 2026-06-01
    days on market $79,000 Active 63 DOM
17. 2026-05-31
    days on market $79,000 Active 62 DOM
18. 2026-05-03
    price $79,000 941-char remark

    Show marketing remark (941 chars)

    There is no title to the trailer. Condition of the AC and Well is unknown. No batteries for the solar panels. ,Lakefront wooded lot on beautiful Sailor Lake, 11 miles east of Fifield. This off-grid parcel is nestled in the heart of the Chequamegon National Forest and offers 173 +/- feet of serene lake frontage. The property includes a 261 Yukon Wilderness trailer, with an attached 10x16 family room featuring a free-standing wood-burning fireplace and a warm knotty pine interior?perfect for relaxing after a day outdoors. Sailor Lake is known for excellent fishing, including largemouth bass, northern pike, and panfish. Surrounding the property are thousands of acres of Chequamegon National Forest, providing endless opportunities for hunting, as well as access to miles of ATV and snowmobile trails. While there is no electricity available, the trailer is equipped with a solar power system and LP gas. Your Northwoods retreat awaits!

19. 2026-05-01
    price $79,000 851-char remark

    Show marketing remark (851 chars)

    Price Reduced! Lakefront wooded lot on beautiful Sailor Lake, 11 miles east of Fifield. This off-grid parcel is nestled in the heart of the Chequamegon National Forest and offers 173 +/- feet of serene lake frontage. The property includes a 261 Yukon Wilderness trailer, with an attached 10x16 family room featuring a free-standing wood-burning fireplace and a warm knotty pine interior—perfect for relaxing after a day outdoors. Sailor Lake is known for excellent fishing, including largemouth bass, northern pike, and panfish. Surrounding the property are thousands of acres of Chequamegon National Forest, providing endless opportunities for hunting, as well as access to miles of ATV and snowmobile trails. While there is no electricity available, the trailer is equipped with a solar power system and LP gas. Your Northwoods retreat awaits!

20. 2026-03-27
    listed $87,500 Active 941-char remark

    Show marketing remark (851 chars)

    Price Reduced! Lakefront wooded lot on beautiful Sailor Lake, 11 miles east of Fifield. This off-grid parcel is nestled in the heart of the Chequamegon National Forest and offers 173 +/- feet of serene lake frontage. The property includes a 261 Yukon Wilderness trailer, with an attached 10x16 family room featuring a free-standing wood-burning fireplace and a warm knotty pine interior—perfect for relaxing after a day outdoors. Sailor Lake is known for excellent fishing, including largemouth bass, northern pike, and panfish. Surrounding the property are thousands of acres of Chequamegon National Forest, providing endless opportunities for hunting, as well as access to miles of ATV and snowmobile trails. While there is no electricity available, the trailer is equipped with a solar power system and LP gas. Your Northwoods retreat awaits!

21. 2026-03-27
    listed $87,500 Active 851-char remark

    Show marketing remark (851 chars)

    Price Reduced! Lakefront wooded lot on beautiful Sailor Lake, 11 miles east of Fifield. This off-grid parcel is nestled in the heart of the Chequamegon National Forest and offers 173 +/- feet of serene lake frontage. The property includes a 261 Yukon Wilderness trailer, with an attached 10x16 family room featuring a free-standing wood-burning fireplace and a warm knotty pine interior—perfect for relaxing after a day outdoors. Sailor Lake is known for excellent fishing, including largemouth bass, northern pike, and panfish. Surrounding the property are thousands of acres of Chequamegon National Forest, providing endless opportunities for hunting, as well as access to miles of ATV and snowmobile trails. While there is no electricity available, the trailer is equipped with a solar power system and LP gas. Your Northwoods retreat awaits!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $9,249
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$740
• − Management: −$740
• − Depreciation: −$2,298
• Taxable loss: −$535
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $883/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and worn
• Major roof — visible wear and tear
• Major exterior siding — weathered and missing shingles
• Major HVAC system — no AC and no batteries for solar panels
• Major landscaping — overgrown vegetation

Value-add opportunities

• Resale modernize kitchen and bathroom — update dated fixtures and cabinets
• Resale replace roof and siding — improve overall appearance and functionality
• Both install new HVAC system — improve comfort and energy efficiency
• Both landscaping and curb appeal — enhance property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · weathered and missing shingles	Major	$15,000–50,000
HVAC system · no AC and no batteries for solar panels	Major	$15,000–50,000
landscaping · overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale modernize kitchen and bathroom — update dated fixtures and cabinets ↑
• Resale replace roof and siding — improve overall appearance and functionality ↑
• Both install new HVAC system — improve comfort and energy efficiency ↑
• Both landscaping and curb appeal — enhance property's visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chequamegon School District
• NCES district ID: 5500058
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $42,432
• Composite: 22.98/100
• National rank: #7984
• State rank: #303 of 342 in WI

Livability — Fifield

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

Census & demographics

• Population (ZIP): 4,290

Population outlook (Price County) Hauer SSP2

• Today (2025): 12,757 people
• By 2030: 12,157 · -4.7%
• By 2040: 10,761 · -15.6%
• By 2050: 9,515 · -25.4%
• By 2075: 8,293 · -35.0%
• By 2100: 7,470 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 8% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Price

• 2024 margin: Solid R (+31.1) · D 33.9% · R 65.1%
• 2008→2024 swing: -44.5pp toward R · 2008: 13.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.6 2016: R+25.0 2012: D+0.0 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.87%
• Current HPI: 203.0866
• 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

-9.7% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $79,000 CWMLS
• 2026-05-01 Price Changed $79,000 GNMLS
• 2026-03-27 Listed $87,500 GNMLS
• 2026-03-27 Listed $87,500 CWMLS