6396 BASS LAKE RD

Danbury, Wisconsin, 54830

Tax DeedpendingSells Oct 15, 2026 · in 12 days

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Opening bid

$450

Assessed value

$65,300

Land $38,000Improvement $27,300

Market / AVM

$196,000

Taxes owed

—

Parcel number: 07-032-2-41-16-12-4 03-000-012000
Case number: —
Land use: Residential
Building: —
Acreage: 5.03
Lot size: 219,205 sqft
Year built: —
Owner of record: RICHARD A PHILLIPS
Last sale: $18,400 · 2011-12-09

Property facts enriched via realestateapi · 9/29/2026

Aerial view of 6396 BASS LAKE RD — the parcel

Aerial view of 6396 BASS LAKE RD — what is around it

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 161 values

Summary(17)

Id	309,563,877
Cash buyer	Yes
Flood zone	Yes
Free clear	Yes
High equity	Yes
Last sale date	2011-12-09
Property type	SFR
Absentee owner	Yes
Equity percent	100
Flood zone type	X

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Burnett County rules

Sale type: Tax Deed
Redemption: None once the county forecloses (roughly 2 years of delinquency before that)
Return if redeemed: N/A — outright deed transfer
Statute: Wisconsin Statutes Ch. 75

Full county profile →

Historical comps

No historical bucket for WI|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

$116,988

Walk away above this. Projected profit at the ceiling: $58,800 (30% of ARV).

Opening bid $450

Room to bid $116,538

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

History-guided suggestion

$42,385

Under max by $74,603

≤ oracle maxBid

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

History sample

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Median sold

—

p(redeem) prior

—

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 $196,000. 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: $196,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$15,680
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 ~$294/month.: −$882
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): −$58,800
Maximum bid: $116,988

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.

AI risk brief

Reads this parcel against BurnettCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

309,563,877

Cash buyer

Yes

Flood zone

Yes

Free clear

Yes

High equity

Yes

Last sale date

2011-12-09

Property type

SFR

Absentee owner

Yes

Equity percent

100

Flood zone type