W4387 Laurel St · Williams Bay, WI 53147

$850

4 bd · 3.5 ba · 4,400 sqft · SingleFamily · 77 Days on market

Built 1964 1.27 ac lot

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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
• Schools +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained 4-bed/3.5ba ranch set on over an acre between Lake Geneva and Williams Bay. A private setting walkable to Geneva Lake and the Geneva Lake shore path offers easy access to the water without giving up seclusion. A beautifully designed courtyard is framed by mature, ever-blooming landscaping. A thoughtful addition introduces an expansive entry foyer and mudroom off the attached 2-car garage, along with a second primary suite. The home features a formal living room with a fireplace and large eat-in kitchen with plenty of cabinet space. The sunroom is filled with natural light and designed for year-round enjoyment. The lower level offers partially finished space with room to expand. Separate shed for additional storage. Maintenance-free exterior completes the offering.

Key facts

• 1.27 acre lot
• 2 garage spots
• Built 1964

Property features AI

Exterior

• Parking: Attached 2-car garage with opener
• Utilities: Well water; Private septic system; Natural gas
• Home design: Single-family home; One-story design; Over 1 to 2 acre lot (approx. 1.27 acres)
• Construction: Finished above-grade living space plus finished lower level (approximately 2,800 above, 1,600 below); Year built: see remarks
• Exterior features: Fiber cement siding with aluminum trim; Wooded lot; Garden shed/outbuilding

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Refrigerator; Pantry
• Flooring: Wood floors; Ceramic tile in bathrooms
• Bathrooms: Three full bathrooms; One half bathroom; Ceramic tile bath; Master bedroom bath; Tub-only bath; Lower level stubbed for an additional bathroom
• Heating & cooling: Central air; Forced air heating; Radiant/hot water heating; Natural gas heating; Multiple HVAC units
• Interior features: High-speed internet; Pantry; Walk-in closets; Wood floors; Finished full basement with walk-out, sump pump
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $850 price doesn't fit this home's estimated sale value (~$1,821,600) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $850.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $850).
• Recommended offer: $799 (6.0% below list) — sets the bar for market timing.
• Cap rate 3697.6% vs local median 3.7% in Williams Bay — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#131 in WI, #3,409 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B+; Watch: amenities F, commute F.
• Geneva J4 School District (town): math 40% / reading 55% proficiency, ranked #129 of 426 in WI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 229 active listings in the ZIP; solid renter incomes; 474 units permitted in Walworth County in 2024 (77 in 5+ unit buildings).
• At $3,317/mo this rent would consume 48% of the median local household income ($84k/yr) (locally 526% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6 of loan paydown is wiped out by about $26 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $238 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($799) is reasonable based on typical stale-listing flexibility.

Recommended offer $799 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 390.26% ✓
• Cap rate: 3697.62%
• Cash-on-cash: 13183.31%
• DSCR: 587.58
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $1,821,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
W4260 Oriole Dr	0.36mi	4/3.5	4,524 (+3%)	18mo	$1,875,000	$414	63
88 Oak Birch Dr	0.64mi	4/3.5	3,963 (-10%)	8mo	$3,445,000	$869	47
W4532 Lakeview Glen Dr	0.53mi	4/4.5	4,824 (+10%)	11mo	$1,650,000	$342	46

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 700.34×
• Total profit: $166,443
• Equity at exit: $127

10-year hold

• IRR: —
• Equity multiple: 1511.82×
• Total profit: $359,575
• Equity at exit: $73

Cash invested: $238 (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 53147

• Active inventory: 229

Monthly cashflow live

• Estimated rent: $3,317 medium
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $13/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $2,615

Break-even live

Break-even rent $7

Max offer price $850

Occupancy floor 16%

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: $212
• Closing costs: $26
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $850 Coming Soon 77 DOM
2. 2026-06-18
   days on market $850 Coming Soon 76 DOM
3. 2026-06-17
   days on market $850 Coming Soon 75 DOM
4. 2026-06-16
   days on market $850 Coming Soon 74 DOM
5. 2026-06-15
   days on market $850 Coming Soon 73 DOM
6. 2026-06-14
   days on market $850 Coming Soon 71 DOM
7. 2026-06-12
   pricestatusdays on marketlisting id $850 Coming Soon 70 DOM
8. 2026-06-09
   days on market $850,000 Contingent 60 DOM
9. 2026-06-08
   days on market $850,000 Contingent 59 DOM
10. 2026-06-07
    days on market $850,000 Contingent 58 DOM
11. 2026-06-05
    days on market $850,000 Contingent 55 DOM
12. 2026-06-03
    days on market $850,000 Contingent 54 DOM
13. 2026-06-02
    days on market $850,000 Contingent 53 DOM
14. 2026-06-01
    days on market $850,000 Contingent 52 DOM
15. 2026-05-31
    days on market $850,000 Contingent 51 DOM
16. 2026-05-30
    days on market $850,000 Contingent 50 DOM
17. 2026-04-11
    historical Contingent
18. 2026-04-10
    listed $850,000 Active
19. 2026-04-04
    historical $850,000

    Show marketing remark (798 chars)

    Meticulously maintained 4-bed/3.5ba ranch set on over an acre between Lake Geneva and Williams Bay. A private setting walkable to Geneva Lake and the Geneva Lake shore path offers easy access to the water without giving up seclusion. A beautifully designed courtyard is framed by mature, ever-blooming landscaping. A thoughtful addition introduces an expansive entry foyer and mudroom off the attached 2-car garage, along with a second primary suite. The home features a formal living room with a fireplace and large eat-in kitchen with plenty of cabinet space. The sunroom is filled with natural light and designed for year-round enjoyment. The lower level offers partially finished space with room to expand. Separate shed for additional storage. Maintenance-free exterior completes the offering.

20. 2026-04-04
    historical $850 798-char remark

    Show marketing remark (798 chars)

    Meticulously maintained 4-bed/3.5ba ranch set on over an acre between Lake Geneva and Williams Bay. A private setting walkable to Geneva Lake and the Geneva Lake shore path offers easy access to the water without giving up seclusion. A beautifully designed courtyard is framed by mature, ever-blooming landscaping. A thoughtful addition introduces an expansive entry foyer and mudroom off the attached 2-car garage, along with a second primary suite. The home features a formal living room with a fireplace and large eat-in kitchen with plenty of cabinet space. The sunroom is filled with natural light and designed for year-round enjoyment. The lower level offers partially finished space with room to expand. Separate shed for additional storage. Maintenance-free exterior completes the offering.

21. 2006-12-11
    soldstatus $175,000

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥103°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,806
• − Mortgage interest: −$48
• − Property taxes: −$13
• − Insurance: −$4
• − Repairs & maintenance: −$3,184
• − Management: −$3,184
• − Depreciation: −$25
• Taxable income: $33,348
• Est. tax owed @ 24.0%: −$8,003
• After-tax cash flow: $23,373/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: Geneva J4 School District
• NCES district ID: 5505100
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $59,228
• Composite: 43.68/100
• National rank: #6392
• State rank: #129 of 426 in WI

Livability — Williams Bay

• Score: 76/100
• State rank: #131
• US rank: #3409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walworth County · 37,189 people
• City population: 3,264
• Metro: Whitewater, WI
• Population (ZIP): 18,638
• Household income: $83,566
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 526.0

Population outlook (Walworth County) Hauer SSP2

• Today (2025): 104,803 people
• By 2030: 105,459 · +0.6%
• By 2040: 104,991 · +0.2%
• By 2050: 102,207 · -2.5%
• By 2075: 97,177 · -7.3%
• By 2100: 89,043 · -15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Romanian 8% Portuguese 6% Lithuanian 3%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 8% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Walworth

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -19.6pp toward R · 2008: -2.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+19.2 2016: R+20.1 2012: R+12.4 2008: R+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.25%
• Current HPI: 243.6097
• Rent YoY: —
• Metro: Whitewater, WI
• 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

+385.7% since first listed

5 events — show timeline

• 2026-04-11 Contingent — METROMLS
• 2026-04-10 Listed $850,000 METROMLS
• 2026-04-04 Coming Soon $850,000 METROMLS
• 2026-04-04 Coming Soon $850 METROMLS
• 2006-12-11 Sold (Public Records) $175,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $5,160 · +1.6% YoY. Source: county tax records.