325 E Chester St · Plainfield, WI 54966

$129,900

4 bd · 1.0 ba · 1,554 sqft · SingleFamily · 17 Days on market

Built 1900 0.39 ac lot Est $218k · 40% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Appreciation +8.7/10.0
• DSCR +3.5/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Charming 4-bedroom, 1-bath home situated on a spacious 0.39-acre corner lot in a convenient location close to local parks and within walking distance to schools. This home offers a lot of character and features main-floor laundry for added convenience. Enjoy the large backyard, complete with a small garden area, providing plenty of space for outdoor activities, entertaining, or relaxing. The detached 2-car garage offers ample storage and parking. Don't miss this opportunity to own a property that combines classic charm, a desirable lot, and a great location.

Key facts

• Large backyard
• Main-floor laundry
• Corner lot

Tags

• CORNER LOT
• MAIN-FLOOR LAUNDRY
• LARGE BACKYARD
• SMALL GARDEN AREA
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Municipal water; Municipal sewer; Natural gas
• Home design: 1.5-story single-family home; Shingle roof
• Construction: Stone foundation
• Exterior features: Vinyl exterior; Lot under 1/2 acre (0.39 acre); Residential zoning

Interior

• Kitchen: Kitchen (11 x 10); Refrigerator; Range/Oven
• Bedrooms: Primary bedroom on the main level (13 x 10); Second bedroom on the main level (8 x 12); Third bedroom on the upper level (12 x 10); Fourth bedroom on the upper level (17 x 7)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window/wall air conditioning
• Interior features: Carpet; Vinyl floors; Ceiling fans
• Laundry & utility: Washer; Dryer; Unfinished basement utility/storage (stone foundation)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-36 ($-428/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.6% below list).
• Recommended offer: $107k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#627 in WI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, amenities F.
• Tri-County Area School District (rural): math 21% / reading 23% proficiency, ranked #326 of 342 in WI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tri-County Elementary (math 37% / reading 37%, grade F, #562 of 1,041 statewide, top 58%, 265 students, 63% FRL); Tri-County Middle (math 17% / reading 22%, grade F, #347 of 383 statewide, top 92%, 133 students, 67% FRL); Tri-County High (math 15% / reading 15%, grade F, #414 of 483 statewide, top 87%, 177 students, 55% FRL).
• Market conditions: 6 active listings in the ZIP; 127 units permitted in Waushara County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($898 loan paydown + $9k appreciation (7.3% local appreciation)).
• Waushara County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $130k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,989 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $217,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Main St	0.19mi	4/1.0	1,505 (-3%)	6mo	$70,000	$47	81
206 E North St	0.20mi	4/2.0	1,608 (+4%)	20mo	$159,900	$99	64
722 E East Rd	0.25mi	3/2.0 (-1)	1,628 (+5%)	23mo	$279,900	$172	52
127 S 3rd Ave	0.61mi	3/2.0 (-1)	1,702 (+10%)	0mo	$238,000	$140	46

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

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.25×
• Total profit: $45,582
• Equity at exit: $92,662

10-year hold

• IRR: 16.8%
• Equity multiple: 4.68×
• Total profit: $133,999
• Equity at exit: $178,466

Cash invested: $36,372 (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 54966

• Home prices YoY: 3.3%
• Active inventory: 6
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $-36

Break-even live

Break-even rent $1,115

Max offer price $123,603

Occupancy floor 98%

Sensitivity live

Price	-10% $38	-5% $1	+0% $-36	+5% $-72	+10% $-109
Rent	-10% $-120	-5% $-78	+0% $-36	+5% $7	+10% $49
Rate	-1.0pp $30	-0.5pp $-3	base $-36	+0.5pp $-69	+1.0pp $-104

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $129,900 Active 17 DOM
2. 2026-06-21
   days on market $129,900 Active 16 DOM
3. 2026-06-19
   days on market $129,900 Active 14 DOM
4. 2026-06-18
   price $129,900 Active 13 DOM
5. 2026-06-18
   days on market $139,900 Active 13 DOM
6. 2026-06-17
   days on market $139,900 Active 12 DOM
7. 2026-06-16
   days on market $139,900 Active 11 DOM
8. 2026-06-15
   days on market $139,900 Active 10 DOM
9. 2026-06-14
   days on market $139,900 Active 8 DOM
10. 2026-06-12
    days on market $139,900 Active 7 DOM
11. 2026-06-09
    days on market $139,900 Active 4 DOM
12. 2026-06-08
    days on market $139,900 Active 3 DOM
13. 2026-06-07
    remarks 564-char remark
14. 2026-06-07
    listed $139,900 Active 2 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: $1,746 · $146/mo
• Projected year-2 tax: $2,075 · $173/mo
• Expected delta: +$328/yr (+$27/mo · 18.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,839
• − Mortgage interest: −$7,276
• − Property taxes: −$1,746
• − Insurance: −$650
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$3,779
• Taxable loss: −$2,667
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $212/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: Tri-County Area School District
• NCES district ID: 5511820
• Math proficiency: 21% ▼ -14.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $45,347
• Composite: 19.13/100
• National rank: #8831
• State rank: #326 of 342 in WI

Livability — Plainfield

• Score: 62/100
• State rank: #627
• US rank: #16463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, WI
• City population: 2,155
• Population (ZIP): 2,155

Population outlook (Waushara County) Hauer SSP2

• Today (2025): 22,669 people
• By 2030: 21,697 · -4.3%
• By 2040: 19,329 · -14.7%
• By 2050: 17,051 · -24.8%
• By 2075: 13,928 · -38.6%
• By 2100: 11,483 · -49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Romanian 10% Portuguese 6% Lithuanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 11% Other Asian/Pacific 1%

Political lean MEDSL · Waushara

• 2024 margin: Solid R (+35.2) · D 31.8% · R 67.0% · Other 1.1%
• 2008→2024 swing: -36.0pp toward R · 2008: 0.8pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+34.1 2016: R+32.3 2012: R+10.2 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 226.345
• 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

+126.7% since first listed

2 events — show timeline

• 2026-06-05 Listed $139,900 CWMLS
• 2007-06-11 Sold (Public Records) $61,700 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,746 · +3.6% YoY. Source: county tax records.