3740 RAINBOW CIR

Danbury, Wisconsin, 54830

Tax DeedpendingSells Oct 15, 2026 · in 6 days

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SqFt: 0
Lot Size: 21,362
APN: 07-012-2-40-15-11-5 15-650-051000

Property Type: Sfr
Distressed: No
Vacant: No
Owner Type: Individual
Owner Status: Owner Occupied
Length of Ownership: 6 Years 6 Months
Purchase Method: Financed
County: Burnett

Value

Estimated Value: $381,000
County Market Value: $326,800; 2025
Assessed Value: $301,000; 2025

Mortgage & Debt

Open Mortgages: 1
Estimated Balance: $182,875
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Last Sale

Public Record: $192,500; 03/23/2020
Document Type: Warranty Deed

Opportunity

Opening Bid: $2,134
Bid / Value: 0.56%; of $381,000
Property Tax 2025: $1,976; annual bill · not the amount owed
Equity (est.): $221,552; 58%
Linked Properties: 2

Opening bid

$2,134

Assessed value

$301,000

Land $5,000Improvement $296,000

Market / AVM

$381,000

Property tax 2025

$1,976

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 9/29/2026

Ownership Information

Owner 1 Name: DAVID A & SHARON K BOATMAN
Owner 2 Name: Sharon Boatman
Mailing Address: 3740 Rainbow Cir, Danbury, WI 54830
Owner Type: Individual
Corporate Owned: No

Property Characteristics

Basement: No Basement

Deal analysis

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #
03/23/2020	First	$182,875	Conventional	American Mortgage & Equity Consultants	360	04/01/2050	461116

Recorded	Position	Amount	Type	Lender	Term	Maturity	Doc #	Open
03/23/2020	First	$182,875	Conventional	American Mortgage & Equity Consultants	360	04/01/2050	461116	Yes
10/09/2009		$322,500	Reverse Mortgage / HECM	Metlife Home Loans	970	09/17/2090	405692	No

Sale Date	Recorded	Amount	Document	Doc #	Arm's Length	Method	Buyer	Seller
03/23/2020	03/24/2020	$192,500	Warranty Deed	461116	Yes	Financed	Kenneth J Benoit, Joan Benoit	Leatta M Zappa

Your maximum bid

$230,856

Walk away above this. Projected profit at the ceiling: $114,300 (30% of ARV).

Opening bid $2,134

Room to bid $228,722

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$84,388

Under max by $146,467

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

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Median sold

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p(redeem) prior

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No historical bucket for WI|Tax Deed; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $381,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $381,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$30,480
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical WI range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical WI recording and deed issuance cost.: −$250
Holding costs (3 months)assumed Taxes, insurance, and securing the property at ~$572/month.: −$1,715
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$114,300
Maximum bid: $230,856

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. A WISCONSIN LISTING CAN BE TAKEN BACK BY ITS FORMER OWNER BEFORE IT SELLS. 2023 Wisconsin Act 207 requires every county to adopt an ordinance letting a former owner, their beneficiaries or heirs repurchase land lost to a tax deed by paying the county's costs, the taxes that would have accrued while the county held it, and the amounts needed to satisfy liens at foreclosure. The ordinance must cover single-family owner-occupied property and may cover everything else. The right is exercised before the county's sale, so it does not cloud a completed purchase — but it means the best inventory is filtered out before auction and a listing can disappear.
Wisconsin's assessment ratio is set per taxation district — town, village or city — and there are roughly 1,850 of them, so it cannot be expressed in countyAssessmentRatios, which is keyed by county FIPS. The 1.0 here is a deliberate floor rather than a measured figure: between revaluations a district's assessments typically lag the market, which makes a derived Wisconsin ARV conservative. The Department of Revenue publishes the real ratio for every district each year, and on a parcel where the number matters it is worth looking up — particularly in a district that has just revalued, where the assessment jumps to full value in a single year.

3740 RAINBOW CIR

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

3740 RAINBOW CIR

Value

Mortgage & Debt

Last Sale

Opportunity

Ownership Information

Property Characteristics

Land/Location Information

Legal Description

Tax Assessment Information

Last Arm's Length Sale Information

Recording Information

Buyer/Seller Information

Distress Flags

Area

Fair Market Rents

Tax Assessment Information

Open Mortgages

Mortgage History

Sale History

County records

Burnett County rules

Historical comps

Verify before you bid