N11310 E Shore Rd · Ainsworth, WI 54462

$18,999

2 bd · 1.0 ba · 700 sqft · MultiFamily · 50 Days on market

Built 1972 $27/sqft · 93% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Hear is your chance. Bar/restaurant with 5 bedroom living quarters. Tucked on the lake with a trailer park in front. Walking traffic to your establishment, 3 additional cabins, 5 car garage. all on 1.4 acres with -/- 360 feet of frontage in the lake. Rents for cabins are currently $495 per week for cabin 1, $560 for cabin 2 and $590 for cabin 3 per week

Key facts

• Generous lot
• Own drilled well
• Public boat landing

Tags

• 200 FEET OF FRONTAGE
• BREATHTAKING WATER VIEWS
• GENEROUS LOT
• PUBLIC BOAT LANDING
• OWN DRILLED WELL
• ATV UTV SNOWMOBILE TRAILS

Property features AI

Exterior

• Utilities: Well water; Municipal sewer
• Home design: Single-family property; Less than 1/2 acre lot; Residential zoning
• Construction: Finished above-grade living area about 700
• Exterior features: Aluminum exterior; Lakefront on Rolling Stone Lake with 200–300 ft. of waterfrontage

Interior

• Kitchen: Main-level kitchen about 12 x 13
• Bedrooms: Main-level primary bedroom about 11 x 13; Main-level second bedroom about 11 x 11
• Bathrooms: One full bathroom
• Heating & cooling: LP (liquid propane) gas heating
• Interior features: No basement (slab foundation); Main-level living areas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $19k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $19k).
• Recommended offer: $18k (3.0% 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.
• Elcho School District (rural): math 20% / reading 15% proficiency, ranked #415 of 426 in WI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 6 active listings in the ZIP; 186 units permitted in Langlade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $701 of equity ($131 loan paydown + $570 appreciation (3.0% local appreciation)).
• Langlade County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $18,429 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.30% ✓
• Cap rate: 38.79%
• Cash-on-cash: 116.08%
• DSCR: 6.16
• GRM: 1.9

CMA / ARV

• ARV (median comp): $270,213
• List price: $18,999
• Delta: -92.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.59×
• Total profit: $35,075
• Equity at exit: $8,543

10-year hold

• IRR: —
• Equity multiple: 15.84×
• Total profit: $78,952
• Equity at exit: $13,165

Cash invested: $5,320 (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 54462

• Active inventory: 6
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $515

Break-even live

Break-even rent $166

Max offer price $18,999

Occupancy floor 32%

Sensitivity live

Price	-10% $528	-5% $521	+0% $515	+5% $508	+10% $501
Rent	-10% $450	-5% $482	+0% $515	+5% $547	+10% $579
Rate	-1.0pp $524	-0.5pp $519	base $515	+0.5pp $510	+1.0pp $505

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   pricedays on market $18,999 Active 50 DOM
2. 2026-06-18
   days on market $19,900 Active 48 DOM
3. 2026-06-17
   days on market $19,900 Active 47 DOM
4. 2026-06-16
   days on market $19,900 Active 46 DOM
5. 2026-06-15
   days on market $19,900 Active 45 DOM
6. 2026-06-15
   days on market $19,900 Active 44 DOM
7. 2026-06-13
   days on market $19,900 Active 43 DOM
8. 2026-06-12
   days on market $19,900 Active 42 DOM
9. 2026-06-09
   days on market $19,900 Active 39 DOM
10. 2026-06-08
    days on market $19,900 Active 38 DOM
11. 2026-06-08
    days on market $19,900 Active 37 DOM
12. 2026-06-07
    days on market $19,900 Active 36 DOM
13. 2026-06-03
    days on market $19,900 Active 33 DOM
14. 2026-06-02
    days on market $19,900 Active 32 DOM
15. 2026-06-01
    days on market $19,900 Active 31 DOM
16. 2026-05-31
    days on market $19,900 Active 30 DOM
17. 2026-05-01
    listed $23,500 Active 1098-char remark
18. 2019-07-31
    historical 355-char remark

    Show marketing remark (355 chars)

    Hear is your chance. Bar/restaurant with 5 bedroom living quarters. Tucked on the lake with a trailer park in front. Walking traffic to your establishment, 3 additional cabins, 5 car garage. all on 1.4 acres with -/- 360 feet of frontage in the lake. Rents for cabins are currently $495 per week for cabin 1, $560 for cabin 2 and $590 for cabin 3 per week

19. 2018-10-30
    listed $350,000 Active 355-char remark

    Show marketing remark (355 chars)

    Hear is your chance. Bar/restaurant with 5 bedroom living quarters. Tucked on the lake with a trailer park in front. Walking traffic to your establishment, 3 additional cabins, 5 car garage. all on 1.4 acres with -/- 360 feet of frontage in the lake. Rents for cabins are currently $495 per week for cabin 1, $560 for cabin 2 and $590 for cabin 3 per week

20. 2009-03-09
    soldstatus $100,000

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

Taxation est. · year 1

• Rental income: $9,811
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$95
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$553
• Taxable income: $6,244
• Est. tax owed @ 24.0%: −$1,499
• After-tax cash flow: $4,676/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: Elcho School District
• NCES district ID: 5504170
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 15% ▼ -10.00%
• Median HH income: $43,701
• Composite: 18.6/100
• National rank: #14020
• State rank: #415 of 426 in WI

Livability — Ainsworth

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

Census & demographics

• Population (ZIP): 378

Population outlook (Langlade County) Hauer SSP2

• Today (2025): 17,352 people
• By 2030: 16,260 · -6.3%
• By 2040: 13,783 · -20.6%
• By 2050: 11,378 · -34.4%
• By 2075: 7,874 · -54.6%
• By 2100: 5,971 · -65.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 6% Romanian 4% Iranian 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Langlade

• 2024 margin: Solid R (+34.6) · D 32.1% · R 66.8% · Other 1.1%
• 2008→2024 swing: -35.6pp toward R · 2008: 1.0pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+32.5 2016: R+31.5 2012: R+11.8 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-80.1% since first listed

5 events — show timeline

• 2026-05-26 Price Changed $19,900 CWMLS
• 2026-05-01 Listed $23,500 CWMLS
• 2019-07-31 Listing Removed — METROMLS
• 2018-10-30 Listed $350,000 METROMLS
• 2009-03-09 Sold (Public Records) $100,000 Public Records