99 Bluff St · Camp Douglas, WI 54618

$70,000

3 bd · 2.0 ba · 1,237 sqft · SingleFamily · 1 Days on market

Built 1998 0.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Situated on a generous lot, this single-story 3 bed 2 bath home offers an attached garage, ample yard space, and a private setting surrounded by mature trees. The property features a functional floor plan with multiple living areas and is ready for renovation, updates, or customization to suit your needs. Conveniently located with access to local amenities and major routes, this property presents an opportunity for owner-occupants, investors, or those seeking a project with potential. Home is sitting on poured concrete foundation. Property is being sold as-is.

Key facts

• Generous lot
• Attached garage
• Private setting

Tags

• GENEROUS LOT
• ATTACHED GARAGE
• AMPLE YARD SPACE
• PRIVATE SETTING
• MATURE TREES
• FUNCTIONAL FLOOR PLAN

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: Single-family home; One-story
• Construction: Crawl space and poured concrete foundation
• Exterior features: Vinyl exterior; Deck; Garden shed

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Master bedroom (Main level) — approx. 13 x 12; Bedroom 2 (Main level) — approx. 9 x 10; Bedroom 3 (Main level) — approx. 10 x 11
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall A/C
• Interior features: Ceiling fans; Circuit breakers
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 64/100 on livability (#545 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, schools F.
• Tomah Area School District (town): math 27% / reading 28% proficiency, ranked #293 of 342 in WI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 154 units permitted in Juneau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Juneau County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.64% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.22%
• DSCR: 1.77
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $220,186
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Main St	0.27mi	2/2.0 (-1)	1,260 (+2%)	6mo	$38,000	$30	74
105 Castle St	0.32mi	3/2.0	1,300 (+5%)	12mo	$305,000	$235	67
100 Donald St	0.57mi	2/2.0 (-1)	1,188 (-4%)	8mo	$211,500	$178	55
311 Douglas St	0.21mi	2/1.0 (-1)	1,075 (-13%)	14mo	$196,000	$182	48
103 Castle St	0.30mi	3/1.5	1,400 (+13%)	23mo	$186,000	$133	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 3.69×
• Total profit: $52,638
• Equity at exit: $63,062

10-year hold

• IRR: 29.8%
• Equity multiple: 8.35×
• Total profit: $143,980
• Equity at exit: $135,995

Cash invested: $19,600 (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 54618

• Active inventory: 8
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $226

Break-even live

Break-even rent $862

Max offer price $70,000

Occupancy floor 75%

Sensitivity live

Price	-10% $265	-5% $246	+0% $226	+5% $206	+10% $186
Rent	-10% $135	-5% $180	+0% $226	+5% $271	+10% $316
Rate	-1.0pp $261	-0.5pp $244	base $226	+0.5pp $208	+1.0pp $189

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 566-char remark
2. 2026-06-18
   listed $70,000 Active 1 DOM

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $2,749 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,771
• − Mortgage interest: −$3,921
• − Property taxes: −$2,749
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,036
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $2,266/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: Tomah Area School District
• NCES district ID: 5514910
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $50,063
• Composite: 24.14/100
• National rank: #7747
• State rank: #293 of 342 in WI

Livability — Camp Douglas

• Score: 64/100
• State rank: #545
• US rank: #14031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camp Douglas, WI
• Population (ZIP): 2,198

Population outlook (Juneau County) Hauer SSP2

• Today (2025): 25,013 people
• By 2030: 24,154 · -3.4%
• By 2040: 22,217 · -11.2%
• By 2050: 20,276 · -18.9%
• By 2075: 15,919 · -36.4%
• By 2100: 11,351 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Romanian 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 3% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Juneau

• 2024 margin: Solid R (+32.1) · D 33.4% · R 65.6% · Other 1.0%
• 2008→2024 swing: -41.1pp toward R · 2008: 9.0pp · 2024: -32.1pp
• All cycles: 2024: R+32.1 2020: R+29.2 2016: R+26.3 2012: D+7.1 2008: D+9.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 156.84%
• Current HPI: 352.28
• 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

• 2026-06-18 Listed $70,000 RANWW

Property tax history

+2.9%/yr

Latest (2025): $2,749 · +32.7% YoY. Source: county tax records.