W9253 Hwy 8 · Catawba, WI 54515

$81,500

3 bd · 1.0 ba · 1,344 sqft · SingleFamily · 70 Days on market

Built 1950 Fair condition 0.25 ac lot $61/sqft · 65% below area ↓ 8% since listing

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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 +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Handyman Special with Potential! This 3-bedroom, 1-bath home is full of opportunity and ready for new owners to bring their vision to life. Conveniently located on Hwy 8, you’ll enjoy easy access to nearby churches, entertainment, and a local gas station, with Ladysmith, Phillips, and Prentice just a short drive away. Inside, you’ll find beautiful hardwood floors in the living room and large windows that fill the home with natural light. The spacious bedrooms and open-concept main living area provide a great foundation for comfortable living. The full bathroom offers generous space and includes laundry hookups, though it does need some TLC. Additional features include a large breezeway, a two-car garage, and a roomy backyard complete with a 12x18 shed. This property is being sold as-is—a great opportunity for investors or buyers looking to build equity. Schedule your personal tour today!

Key facts

• Large windows
• Roomy backyard
• Large breezeway

Tags

• HARDWOOD FLOORS
• LARGE WINDOWS
• OPEN-CONCEPT MAIN LIVING AREA
• LAUNDRY HOOKUPS
• LARGE BREEZEWAY
• ROOMY BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#705 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime D, health & safety D, schools F.
• Phillips School District (rural): math 39% / reading 31% proficiency, ranked #233 of 342 in WI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 47 units permitted in Price County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($563 loan paydown + $2k appreciation (3.0% local appreciation)).
• Price County population projected at -25% 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,610 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1950 — 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. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.44% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

• ARV (median comp): $233,805
• List price: $81,500
• Delta: -65.14%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 2.44×
• Total profit: $32,823
• Equity at exit: $36,646

10-year hold

• IRR: 26.1%
• Equity multiple: 4.71×
• Total profit: $84,668
• Equity at exit: $56,476

Cash invested: $22,820 (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 54515

• Active inventory: 7
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$427
• Tax est. 1.5%: −$102 /mo · $1,222/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $361

Break-even live

Break-even rent $713

Max offer price $81,500

Occupancy floor 64%

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: $20,375
• Closing costs: $2,445
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $81,500 Active 70 DOM
2. 2026-06-17
   days on market $81,500 Active 69 DOM
3. 2026-06-16
   days on market $81,500 Active 68 DOM
4. 2026-06-15
   days on market $81,500 Active 67 DOM
5. 2026-06-15
   days on market $81,500 Active 66 DOM
6. 2026-06-13
   days on market $81,500 Active 65 DOM
7. 2026-06-12
   days on market $81,500 Active 64 DOM
8. 2026-06-09
   days on market $81,500 Active 61 DOM
9. 2026-06-08
   days on market $81,500 Active 60 DOM
10. 2026-06-08
    days on market $81,500 Active 59 DOM
11. 2026-06-05
    days on market $81,500 Active 57 DOM
12. 2026-06-03
    days on market $81,500 Active 55 DOM
13. 2026-06-02
    days on market $81,500 Active 54 DOM
14. 2026-06-01
    days on market $81,500 Active 53 DOM
15. 2026-05-31
    days on market $81,500 Active 52 DOM
16. 2026-04-09
    listed $81,500 Active 918-char remark

    Show marketing remark (918 chars)

    Handyman Special with Potential! This 3-bedroom, 1-bath home is full of opportunity and ready for new owners to bring their vision to life. Conveniently located on Hwy 8, you’ll enjoy easy access to nearby churches, entertainment, and a local gas station, with Ladysmith, Phillips, and Prentice just a short drive away. Inside, you’ll find beautiful hardwood floors in the living room and large windows that fill the home with natural light. The spacious bedrooms and open-concept main living area provide a great foundation for comfortable living. The full bathroom offers generous space and includes laundry hookups, though it does need some TLC. Additional features include a large breezeway, a two-car garage, and a roomy backyard complete with a 12x18 shed. This property is being sold as-is—a great opportunity for investors or buyers looking to build equity. Schedule your personal tour today!

17. 2023-06-23
    soldstatus $85,000 Closed 719-char remark

    Show marketing remark (719 chars)

    One level ranch home in the Village of Catawba. Check out this affordable home that includes a large family room, nice eat-in kitchen along with 3 bedrooms and 1 bath. Recent improvements include newer water heater, furnace, and shower with upgraded plumbing through-out. A blacktop driveway leads to the attached 20x27 garage with a wood stove and a large convenient breezeway between the house and garage. There is also a detached 12x18 shed in the backyard for your toys and tools. A small patio overlooks the spacious backyard on a double lot. Just need to add a garden and make it your own. This home would make a great starter home, retirement home or rental income property. Call for your personal showing today!

18. 2023-05-01
    historical Active Under Contract 719-char remark

    Show marketing remark (719 chars)

    One level ranch home in the Village of Catawba. Check out this affordable home that includes a large family room, nice eat-in kitchen along with 3 bedrooms and 1 bath. Recent improvements include newer water heater, furnace, and shower with upgraded plumbing through-out. A blacktop driveway leads to the attached 20x27 garage with a wood stove and a large convenient breezeway between the house and garage. There is also a detached 12x18 shed in the backyard for your toys and tools. A small patio overlooks the spacious backyard on a double lot. Just need to add a garden and make it your own. This home would make a great starter home, retirement home or rental income property. Call for your personal showing today!

19. 2023-04-20
    listed $89,000 Active 719-char remark

    Show marketing remark (719 chars)

    One level ranch home in the Village of Catawba. Check out this affordable home that includes a large family room, nice eat-in kitchen along with 3 bedrooms and 1 bath. Recent improvements include newer water heater, furnace, and shower with upgraded plumbing through-out. A blacktop driveway leads to the attached 20x27 garage with a wood stove and a large convenient breezeway between the house and garage. There is also a detached 12x18 shed in the backyard for your toys and tools. A small patio overlooks the spacious backyard on a double lot. Just need to add a garden and make it your own. This home would make a great starter home, retirement home or rental income property. Call for your personal showing today!

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°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: $14,038
• − Mortgage interest: −$4,565
• − Property taxes: −$1,222
• − Insurance: −$408
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,371
• Taxable income: $3,226
• Est. tax owed @ 24.0%: −$774
• 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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom home requires moderate renovations to improve its condition and increase its value. Key updates include painting, replacing countertops, and updating fixtures.

Repairs flagged

• Major kitchen cabinets — outdated and worn
• Major bathroom fixtures — needs updating
• Moderate HVAC system — needs maintenance

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen countertops — modernizes the kitchen and improves functionality
• Both update bathroom fixtures — enhances functionality and aesthetics
• Both landscaping — enhances curb appeal and creates a welcoming environment

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · outdated and worn	Major	$15,000–50,000
bathroom fixtures · needs updating	Major	$15,000–50,000
HVAC system · needs maintenance	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen countertops — modernizes the kitchen and improves functionality ↑
• Both update bathroom fixtures — enhances functionality and aesthetics ↑
• Both landscaping — enhances curb appeal and creates a welcoming environment ↑

ⓘ 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: Phillips School District
• NCES district ID: 5511730
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $44,261
• Composite: 29.84/100
• National rank: #6417
• State rank: #233 of 342 in WI

Livability — Catawba

• Score: 60/100
• State rank: #705
• US rank: #19166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Catawba, WI
• Population (ZIP): 635

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 6% Lithuanian 5% Romanian 4%
• Foreign-born: 0%

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: —
• 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

-8.4% since first listed

4 events — show timeline

• 2026-04-09 Listed $81,500 GNMLS
• 2023-06-23 Sold (MLS) $85,000 GNMLS
• 2023-05-01 Contingent — GNMLS
• 2023-04-20 Listed $89,000 GNMLS